Land for sale in Cranoe Road, Welham, Market Harborough LE16

An outstanding organic farm in an attractive part of the Welland Valley, including buildings with potential for conversion to a wonderful home in a highly desirable area of Leicestershire.

Market Harborough 6 miles, Uppingham 10 miles, Leicester 16 miles, Stamford 22 miles.

About 207.40 acres (83.91 ha) in total

For sale as a whole or in up to three lots

Lot 1 – Land to the west of Berry's Farm
About 151 acres (61 ha)

Lot 2 – Berry's Farm Barns
About 6 acres (2 ha)
Barn with potential for residential use | 6 acre
paddock | Live planning application

Lot 3 – Land to the east of Berry's Farm
About 48 acres (19 ha)

Berry's Farm
Berry's Farm is located in the highly attractive area of Leicestershire known locally as the Welland Valley, which is renowned for its rolling picturesque countryside.

The land has been under organic management in recent years, and much of the farm has recently been re-fenced with well built stock proof fences.

Berry's Farm Buildings present the opportunity for a fantastic home in this well sought after location, subject to planning permission. An application for Prior Approval under The Town and Country Planning (General Permitted Development) Order 2015 (as amended), to change the use of the single storey building to residential is currently being prepared, with the aim of approval being sought before the sale completes. Further detail is available from the vendor's agent.

Lot 1 - Land to the west of Berry's Farm, Cranoe Road, Welham
About 151.84 acres (61.43 ha)
Guide Price £1,400,000

The land is currently all down to grass, with 102.55 acres (41.49 ha) permanent pasture and 46.18 acres (18.69 ha) of temporary grass. The remaining 3.11 acres (1.24 ha) is tracks, hedges and ditches.

The land is divided into 10 principle parcels, which are mostly separated by double fenced mature hedgerows. The soil is of the Wickham 2 series, being described as clayey soils and as being suitable for winter cereals and grassland. The land is classified by the Agricultural Land Classification of England and Wales as Grade 3, which is good to moderate agricultural land.

The land in Lot 1 has been farmed under organic management in recent years and the appropriate records can be viewed on request to the vendor's agent.

Lot 2 – Berry's Farm Buildings, Cranoe Road, Welham
About 6.73 acres (2.72 ha)
Guide Price £350,000

Berry’s Farm Buildings sit back from Cranoe Road, with two existing accesses. The farm yard is just over 0.35 acres and comprises a block built, open fronted single storey building, and a steel portal framed dutch barn. The 6.38 acre paddock sits to the south of the farmyard, and is former arable, now converted to temporary grassland surrounded by mature hedgerows.

The farm yard holds potential for conversion to a home in a wonderful location, and to this end a Prior Approval Notification is due to be submitted to Harborough Disctrict Council imminently for a barn conversion. Further details available from the vendor's agent.

Lot 3 – Land east of Berry’s Farm,
Cranoe Road, Welham
About 48.83 acres (19.76 ha)
Guide Price £500,000

The land is a temporary grass ley split into two level parcels. The soil is of the Wickham 2 series, being described as clayey soils, and described as being suitable for winter cereals and grassland. The land is classified by the Agricultural Land Classification of England & Wales as Grade 3, which is described as good to moderate agricultural land.

The land has been farmed under organic management in recent years and the appropriate records can be viewed on request to the vendor's agent.

Schemes
The majority of the land at Berry’s Farm is entered into Countryside Stewardship Mid Tier schemes. There are two schemes, the first of which which runs up to 31/12/2027 (Lot 1,2, & 3) and an additional scheme affecting Lot 1 runs up to 31/12/2028. The purchaser will be deemed to have full knowledge of the Countryside Stewardship scheme(s) and will take it on and comply with the scheme from completion if necessary.

Part of the farm is also entered into a Sustainable Farming Incentive, which will not be transferred to the purchaser.

The vendor will retain any scheme payments payable up to completion. Further details are available from the vendor's agent. De-linked payments are not included in the sale.

General

Method of sale
Berry’s Farm is offered for sale as a whole, or in up to 3 lots by private treaty.

Tenure
Berry’s Farm is available with vacant possession upon completion.

Services
Berry’s Farm has a mains water connection serving Lot 1.

EPCs and Council Tax
Due to the nature of the property EPC’s are not required and Council tax is not paid on the current use of the property.

Wayleaves, easements covenants and
rights of way
The property is being sold subject to and with the benefit of all rights including; rights of way, whether public or private, light, support, drainage, water and electricity supplies and other rights and obligations, easements and quasi-easements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains, water and gas and other pipes whether referred to in these particulars or not.

There are a number of overhead wires crossing the property and further details are available from the vendor's agent.

Sporting, timber and mineral rights
All sporting timber and mineral rights are included in the freehold sale, in so far as they are owned.

Designations
The Farm is in a Nitrate Vulnerable Zone (nvz)

Overage
There are historic overages affecting the property and further detail is available from the vendor's agent.

Ingoing valuation
In addition to the purchase price the purchaser will be required to pay for:-Growing crops and all beneficial cultivations, sub soiling, moling and acts of husbandry since the last harvest at current caav rates or contract rates where applicable; Seed, fertilisers, manures and sprays applied to the growing crops since the last harvest at invoice cost; All seeds, sprays, fertilisers, fuel, oil and other consumables in store at invoice cost. Enhancement of £30/ acre/ month from the date of establishment to completion. Lime and chalk applied since the last harvest at invoice cost of the materials and spreading.

Local authority
Leicestershire County Council & Harborough District Council.

Viewing
Strictly by confirmed appointment with the vendor’s agents, Strutt & Parker in Stamford Health and safety
Given the potential hazards of a working farm we ask you to be as vigilant as possible when making your inspection for your own personal safety,
particularly around the farm buildings and machinery.

VAT

Any guide price quoted or discussed is exclusive of VAT. In the event that a sale of the property, or any part of it, or any right attached to it, becomes a chargeable supply for the purposes of VAT, such tax will be payable in addition.

Solicitors
Philip J Hammond & Sons Solicitors, 47 Friar Lane, Leicester, LE1 5QX.

Guide Price
£2,250,000 for the whole property.

Lot 1: £1,400,000
Lot 2: £350,000
Lot 3: £500,000<br /><br />Berrys Farm is situated between the villages of Welham and Cranoe, both charming rural Leicestershire villages.

The property is conveniently located nearby to a number of popular market towns including Market Harborough (6 miles), Uppingham (10 miles), Stamford (22 miles). The local towns offer a range of schooling, leisure and retail services. Market Harborough benefits from mainline rail links including to London St Pancras in 56 minutes.