Greenfield Lodge Farm, Strixton, Northamptonshire

Greenfield Lodge Farm Strixton, Northamptonshire NN29 7PB An exceptionally well presented arable farm of about 1,035.05 acres (418.88 ha) predominantly ring fenced to the south of Wellingborough with a well-appointed Grade II listed farmhouse and two ranges of farm buildings. Approximate mileages Wellingborough 5 miles Northampton 13 miles Milton Keynes 20 miles London 64 miles Approximately 1,035.05 acres (418.88 ha) Grade II listed 6 bedroom house Range of traditional farm buildings Two ranges of modern buildings About 3,500 tonnes of grain storage National Farms and Estates Agency Office 17-18 Old Bond Street London W1S 4PT t 0207 409 9490 giles.wordsworth@smithsgore.co.uk Oxford office Worton Park, Cassington, Oxon, OX29 4SU t 01865 733300 william.banham@smithsgore.co.uk

Situation The farm lies approximately 5 miles south of Wellingborough, with good access from the A509 between the villages of Wollaston and Bozeat. Set well back from the public road along a private driveway, the farmhouse overlooks an attractive courtyard of traditional farm buildings to the rear, and a private garden to the front. The principal farmyard lies beyond the house, whilst a secondary farm yard with additional farm buildings lies at the northern end of the farm and can be accessed separately via the village of Wollaston. House Greenfield Lodge Farmhouse Accommodation Greenfield Lodge Farmhouse is an attractive Grade II listed stone farmhouse in excess of 5,000 square feet with well-proportioned accommodation. To the front of the house is a pretty partially walled garden, whilst an extensive courtyard of traditional outbuildings lies to the rear, providing stabling, garaging, storage and entertaining space. Ground floor: Hall, kitchen/breakfast room, dining room, sitting room, snug, utility/boot room, WC and access to cellar. First floor: Master bedroom with ensuite bathroom, guest bedroom with ensuite dressing room and bathroom, further bedroom and shower room and study area. Second floor: Three further bedrooms and shower room.

Main House

Gardens To the west of the house is an attractive enclosed garden largely laid to lawn with well planted herbaceous borders. To the east of the house is a vegetable garden and former orchard. Cottages To the South of the farmhouse is a pair of derelict semidetached farm cottages. These have not been occupied during the vendor s ownership of the farm which commenced in 1994. Traditional Outbuildings The farmhouse is located adjacent to an attractive courtyard of stone built outbuildings. These include a party barn (with kitchen), stables, farm office with flat above, garaging and various stores.

Land The farmland comprises large arable fields bordered by hedgerows and is well served by internal farm access tracks as well as gateways onto the public road. The land is classed as a combination of grade 2 and good grade 3b land of Hanslope series soils which are described as slowly permeable calcareous clayey soils. Over the last 5 years the farm has on average yielded over 3.5 tonnes of wheat per acre and just over 1.6 tonnes of oilseed rape per acre. Cropping has been predominantly a wheat, rape rotation with some spring cropping which for 2015 harvest is approximately 53 acres of spring beans. A schedule of the last five year cropping yields and rotations is available in the data room. A substantial portion of the farm has been under-drained and further information can be obtained from the selling agents.

Buildings There are two yards with farm buildings supporting the farming operation: Greenfield Lodge Farm Buildings Greenfield Lodge Farm Buildings are to the east and south east of the house and traditional buildings. Building No Approximate Area Description 1 18.5m x 23m Steel framed machinery with galvanised grain walling and concrete floor under and asbestos roof. Provides approximately 700 tons of grain storage. 2 19.6m x 6.1m Open fronted brick and stone cart shed under a slate roof. 3 18.3m x 7.7m Open fronted machinery store with corrugated ad box corrugated walls under an asbestos roof. 4 34.8m x 20.2m Grain Store of box corrugated elevations under an asbestos roof. Provides approximately 1,800 tons of grain storage. 5 24.9m x 9.8 Corrugated open sided Dutch barn. 6 14.15m x 6.4m Block built chemical store. 7 8.1m x 6.6m Corrugated lean to store. 8 19.9m x 8.7m Corrugated and part rendered lean to store. Reproduced from the Ordnance Survey map with the sanction of the Controller of H.M. Stationery Office Licence No. ES100004883 CROWN COPYRIGHT RESERVED. The plan is published for convenience only. Although it is thought to be correct its accuracy cannot be guaranteed and it does not form part of the contract. NOT TO SCALE.

Poplars Farm Buildings Poplars Farm Buildings are situated to the north of the farm with a separate access. Building No Approximate Area Description 9 6.4m x 23.25m Twin span Dutch barn under a corrugated metal roof with part galvanised grain walling. 10 13.8m x 5.9m Additional lean to. 11 22m x 6.6m 12 27.6m x 20m 13 44.22m x 6.62m Cart shed of brick and stone elevations with two enclosed bays under a slate roof. Steel framed grain store with central tunnel and galvanised grain walling. Provides approximately 1,000 tons of grain storage. New drive-on drying store installed. A traditional barn of stone construction with first floor loft over one end subdivided into 3 stores. Reproduced from the Ordnance Survey map with the sanction of the Controller of H.M. Stationery Office Licence No. ES100004883 CROWN COPYRIGHT RESERVED. The plan is published for convenience only. Although it is thought to be correct its accuracy cannot be guaranteed and it does not form part of the contract. NOT TO SCALE.

Local information Local shopping and amenities are provided at Wellingborough approximately 5 miles to the north, whilst more extensive shopping and leisure facilities can be found at Northampton and Milton Keynes. Services Mains water, electricity and telephone. Private drainage system. Three phase electricity connection to the main farm buildings. Rights of Way, Easements & Wayleaves A single footpath runs past Poplars Farm to the north through the farm and branches into two above the southern boundary. A restricted byway runs through the land to the north east of Poplars Farm. There is an electricity wayleave crossing the land. Further details are available in the data room. Planning The property lies within Wellingborough Borough Council. The North Northamptonshire Core Spatial Strategy was adopted in 2008 for the period up to 2021. Following the implementation of the NPPF, The North Northamptonshire Joint Planning Unit began preparing a new plan for the period to 2031 called the North Northamptonshire Joint Core Strategy. This is expected to be adopted in late 2015. Greenfield Lodge Farmhouse is Grade II listed under the Listing NGR SP9104460758. Local Authority Borough Council of Wellingborough, Swanspool House, Doddington Road, Wellingborough, NN8 1BP t 01933 229777 e generalenquiries@wellingborough.gov.uk w www.wellingborough.gov.uk Subsidies & Grants The Basic Payment Scheme Entitlements will be sold with the farm. Further details of the eligible area, RLR plans and claim information are available in the data room. The farm is within an Entry Level Stewardship scheme expiring in August 2015. Sporting Rights Sporting rights are included in the sale. Timber All timber rights are included in the sale. Minerals Mineral rights are included except on the southern half of the farm where they are excluded from the sale. Further information is available from the selling agents Solicitors J Garrard & Allen Solicitors 4 High Street, Olney, MK46 4BB Title Deeds The land is registered title under title number NN198637. Sales Conditions The vendors intend to remain in the farmhouse for a period of six months from the date of completion under an Assured Shorthold tenancy agreement to include the farmhouse, adjacent courtyard of buildings and paddock. The purchaser will acquire the growing crops by separate negotiation. To discuss this in more detail please contact the vendor s agents. Tenure Freehold with vacant possession. Council Tax Greenfield Lodge Farmhouse is in council tax band G. The amount payable for 2015/16 is 2,327.27. VAT The property is not opted to tax so no VAT will be charged except on any elements of tenant right valuation where VAT applies. Method of sale For sale by private treaty. Lotting The property is for sale as a whole. Post Code NN29 7PB

Reproduced from the Ordnance Survey map with the sanction of the Controller of H.M. Stationery Office Licence No. ES100004883 CROWN COPYRIGHT RESERVED. The plan is published for convenience only. Although it is thought to be correct its accuracy cannot be guaranteed and it does not form part of the contract. NOT TO SCALE. Directions From Wellingborough proceed south on the A509 London Road towards Wollaston. After approximately 4 miles, proceed straight over the roundabout at Wollaston and continue for a further 1.3 miles. The entrance to Greenfield Lodge Farm will be found on the left hand side marked by two mature trees. Viewing Strictly by appointment with the agents Smiths Gore. Date of Information Particulars prepared April 2015 Photographs taken April 2015 Important Notice Any photographs and information are for illustration and guidance purposes only and should not be relied upon as an illustration of the state of the property or otherwise. Items shown in photographs should be considered as not being part of the sale of the property unless specifically stated otherwise, or negotiated direct with the seller. The measurements provided are for guidance purposes only; measurements should be verified by a prospective buyer before proceeding with any purchase, or incurring any costs. Services and appliances have not, and will not, be tested by us. A prospective buyer should obtain independent legal and other professional advice concerning the property and all and every issue relating to the transfer of the legal title in the property to him or her. We will not be responsible for any verbal statement made by any member of staff or any losses that result from such a statement. If you require an opinion regarding an issue relating to the property, please contact us and we will provide this where possible.

National Farms and Estates Agency Office t 0207 4099490 or 01865 733317 oxford@smithsgore.co.uk smithsgore.co.uk