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141 acres with planning and detached farmhouse, Lancaster - £1,400,000

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Property Details

Status: For Sale

Location
141 acres with planning and detached farmhouse
Lancaster
LA1 3JT
 

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  • Key Facts
  • Detached
  • 2 Bedrooms

Oystons Contact

Oystons Preston
6 Winckley Street, Preston, PR1 2AA

Telephone: 01772 555551

Email: preston@oystons.com

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Property Description

A unique opportunity to purchase a two bedroom farmhouse which has been modernised to an extremely high standard with attached 3 bed flat (requiring modernisation), together with an attached range of traditional buildings with planning permission for 4 residential dwellings and up to 141.71 acres (57.34 ha) of meadow and pastureland in the North Lancashire.

DETAILS

STANLEY FARM, QUERNMORE, LANCASTER, LA1 3JT

A unique opportunity to purchase a two bedroom farmhouse which has been modernised to an extremely high standard with attached 3 bed flat (requiring modernisation), together with an attached range of traditional buildings with planning permission for 4 residential dwellings and up to 141.71 acres (57.34 ha) of meadow and pastureland in the North Lancashire.

FOR SALE BY PUBLIC AUCTION IN UP TO THREE LOTS
(Subject to Conditions and Unless Sold Previously)

MONDAY 12TH FEBRUARY AT 7.30 p.m. AT THE BOROUGH, DALTON SQ, LANCASTER, LA1 1PP

Viewing: Strictly by appointment through Oystons Estate Agency 01772 555551


LOCATION Stanley Farm is situate approximately 1½ miles due east of Lancaster City Centre off Quernmore Road with access from a tarmacadam farm track of approximately two thirds of a mile. Traveling East from Lancaster on Quernmore Road, pass over the M6 motorway and take the first turning on the left. The attached plan identifies the precise location of the land. Please note all viewings must be accompanied by the Agents and potential purchasers should employ extreme care when inspecting the traditional farm buildings as there are areas of poor lighting, obstructions and unsafe floorboards.  

TENANCY/VACANTPOSSESSION The farmhouse, farmland and hardcore yard are occupied under a Farm Business Tenancy, which can be terminated on 1st November 2021. The current rent passing is £13,900 per annum and this will be paid pro rata directly to the purchaser after completion. The tenant will also transfer any Basic Payment received during the term directly through to the purchaser. The traditional buildings with planning do not form part of the tenancy and vacant possession is available immediately.  

BASICPAYMENTSCHEME All Lots benefit from being registered on the Rural Land Register and are eligible for Basic Payment claims. The purchaser of each Lot will be required to purchase the Basic Payment Entitlements as identified with each Lot, at a rate of £150 per ha, in addition to the purchase price of the land. The tenant will claim the 2018 payment and then transfer it in full (less any young farmer payments) to the purchaser.  

ACCESS The property has a right of access at all times and for all purposes between point A and point B on the sale plan. Lot 1 will retain ownership of the remainder of the access road with Lots 2 and 3 being granted access over it at all times and for all purposes. Maintenance contributions will be according to user.  

WATER The property has previously benefited from a right to take water from the reservoir shown on the inserted plan and any such rights of the property will be transferred to the purchasers. Rights will be granted to repair, maintain, replace and renew the water pipe from the reservoir across each lot for the benefit of the other lots. The cost of such repair, maintenance, replacement and renewal to be borne by all parties benefiting from the supply according to user.  

LOT1:(SHADEDREDONTHESALEPLAN) The property comprises a two bedroom recently modernised farmhouse with attached 3 bedroom flat which does require modernisation, together with 85.97 acres land. The house and flat are attached to the main farm buildings which comprise Lot 2.

Farmhouse:
The farmhouse is stone built under a slate roof and comprises the following accommodation:-

Ground Floor - Entrance hall, living kitchen diner, living room

First Floor - landing leading to: two bedrooms, family bathroom. Three bed flat.

Services: The house benefit from mains electricity and a private water supply. The house benefits from oil fired central heating.

Council Tax: The house is scheduled in Band "C" by Lancaster City Council. The amount payable in 2017/2018 is £1,481.48

The flat is scheduled in Band "B" by Lancaster City Council. The amount payable in 2017/2018 is £1,296.28

Water: The properties benefit from a private water supply from a borehole.

Access: Lot 1 will own the access track from point B as identified on the sale plan. A right of access will be granted to Lots 2 & 3 with maintenance responsibilities apportioned accordingly to user.

Land: The property extends to 85.97 acres (34.79 ha) and is shaded red on the sale plan. The land provides an excellent block of meadow and pasture land, together with a small piece of amenity woodland and benefits from good access and a natural water supply. Please note the poly tunnels, hopper and gates on the tracks are the property of the tenant.
Schedule
RLR Number Description Area (acres) Area (ha) SPS Area Claimed (ha)
SD5062 2942 Track 2.45 0.99 0
SD5062 2762 Meadow/Pasture 9.51 3.85 3.85
SD5062 1847 Meadow/Pasture 9.76 3.95 3.95
SD5062 1134 Meadow/Pasture 9.09 3.68 3.68
SD5062 0622 Pasture 3.26 1.32 1.32
SD5062 2420 Meadow/Pasture 5.07 2.05 2.05
SD5062 2607 Pasture 5.73 2.32 2.32
SD 5061 1997 Pasture 12.38 5.01 5.01
SD5062 3620 Gardens 0.50 0.20 0
SD5062 4352 Meadow/Pasture 5.24 2.12 2.12
SD5062 5952 Meadow/Pasture 3.58 1.45 1.45
SD5062 5443 Meadow/Pasture 4.15 1.68 1.68
SD5062 4933 Meadow/Pasture 4.55 1.84 1.84
SD5062 4822 Pasture 3.68 1.49 1.49
SD5062 Amenity Woodland 2.74 1.11 0
SD5062 3613 Meadow/Pasture 4.27 1.73 1.72
TOTAL 85.97 34.79 32.48

Basic Payment: There are 32.48 ha of entitlements attached to the land which are to be purchased in addition to the purchase price of the land at a fixed price of £4,872.00 (excl. VAT).  

LOT2:(SHADEDBLUEONTHESALEPLAN) Comprises a range of traditional farm buildings with planning permission for the conversion of part of an existing barn to one dwelling and prior approval for the conversion of the remainder of the barn to three dwellings together with 7.77 acres (3.12 ha) agricultural land. Copies of the permissions are included at the back of these particulars.

The buildings comprise: Large Stone Barn under a slate roof - 20.69 m x 8.10 m (67'9" x 26'6") plus 8.13 m x 17.31 m (26'7" x 56'8") under-housed with the following:
Store,
Shippen for 6 cattle and 10 stirks,
twin cart shed converted to bull pen
pens for 13 calves
Shippen now with cubicles for 36 cattle - 10.97 m x 5.62 m (36'0" x 18'6") and lean-to former dairy - 4.27 m x 3.55 m ( 14'0" x 11'0")

Schedule
RLR Number Description Area (acres) Area (ha) SPS Area Claimed (ha)
SD5062 4025 Gardens/amenity wood 0.86 0.35 0
SD5062 3336 Pasture 6.84 2.77 2.77
TOTAL 7.7 3.12 2.77

Basic Payment: There are 2.77 ha of entitlements attached to the land which are to be purchased in addition to the purchase price of the land at a fixed price of £415.50 (excl. VAT).

Access: Lot 1 will own the access track from point B as identified on the sale plan. Lot 2 will benefit from a right of access over the track with maintenance responsibilities apportioned accordingly to user.  



LOT3:(SHADEDGREENONTHESALEPLAN) An excellent block of meadow and pastureland with excellent access. The land benefits from a natural water supply.

There is an O2 mobile telephone mast on the pylon situate within field 3374 for which an annual rent is received in the sum of £2,942.00 per annum. The rent was last reviewed on 12 July 2010 and was due for a further review in 2013. The Lease is dated 13 July 2010, for a 10 year period and is contracted out of the 1954 Act.

Schedule
OS Number Description Area (acres) Area (ha) SPS Area Claimed (ha)
SD5062 4706 Pasture 5.16 2.09 2.09
SD5061 5999 Pasture 5.44 2.20 2.20
SD5061 4593 Pasture 5.86 2.37 2.37
SD5061 3883 Pasture 5.07 2.05 2.05
SD5061 5978 Meadow/Pasture 9.09 3.68 3.53
SD5061 4965 Meadow/Pasture 4.94 2.00 2.00
SD5061 2965 Pasture 3.61 1.46 1.46
SD5061 3374 Pasture 4.57 1.85 1.85
SD5061 4357 Meadow/Pasture 4.30 1.74 1.74
TOTAL 48.04 19.44 19.29

Basic Payment: There are 19.29 ha of entitlements attached to the land which are to be purchased in addition to the purchase price of the land at a fixed price of £2,893.50 (excl. VAT).

Access: Lot 1 will own the access track from point B as identified on the sale plan. Lot 3 will benefit from a right of access over the track with maintenance responsibilities apportioned accordingly to user.  

GENERALREMARKSANDSTIPULATIONS LOCAL AND SERVICE AUTHORITIES
Lancashire County Council, County Hall Preston Tel: (01772) 254868
Lancaster City Council, Town Hall, Dalton Square, Lancaster, LA1 1PJ Tel: (01524) 582000
Electricity North West (Electricity Supply) Tel: 0800 048 1820
United Utilities Water Haweswater House, Lingley Mere Business Park, Great Sankey, Warrington Tel: (01925) 23700
PARTICULARS OF SALE
The descriptive particulars (but not the Stipulations and Special Conditions of Sale) do not constitute, or constitute any part of any offer or Contract and all statements made herein are made without responsibility on the part of the Auctioneers or the Vendor. All intending purchasers should satisfy themselves as to their correctness. The Vendor does not make nor give and neither Richard Turner & Son nor any person in their employment has any authority to make or give any warranty as to the land and property
SALE PARTICULARS AND PLANS
The Plan and Quantities are based upon the latest available edition of the Ordnance Survey as revised by the Auctioneers. Such Plans and Quantities and these Particulars are believed to be correct but any error or omission or mis-statement shall not annul the sale nor entitle either party to compensation or in any circumstances give ground for any action at Law.
SPORTING AND MINERALS
The sporting and mineral rights are included in the sale
TENURE AND POSSESSION
The property is freehold and vacant possession will be given on completion.
TIMBER AND WOOD
all growing timber and fallen timber are included in the sale
FIXTURES AND FITTINGS
The Fixtures and Fittings are excluded from the sale unless they are expressly stated as being included.
FENCES & BOUNDARIES
The responsibility of fencing of the original boundary of the land has been marked according to the best knowledge of the Vendor, but it is in no way guaranteed and intending Purchasers should make their own enquiries. Any discrepancy in this respect shall not annul the sale nor give rise to any claim for compensation whatsoever.
TOWN PLANNING AND LOCAL LAND CHARGES
So far as the Vendor is aware the present use of the property is in accordance with the Town and Country Planning Acts. No requisition shall be raised in regard to the user or otherwise in relation to the said Acts and the Vendor shall not be required to give any further information in regard to the Town and Country Planning, the property is sold subject to all Local and Land Charges and any requirements enforceable by any or other Public Authority, and subject to all encumbrances and other matters, the existence of which can or ought to be discovered by enquiry of any Local or other Public Authority and the Purchasers shall not be entitled to any compensation, indemnity or right or rescission in respect thereof.
RIGHTS AND EASEMENTS
The Property is sold and will be conveyed with the benefits of and subject to the burden of all existing rights of way, all rights for the continuance of any means of supply of water, gas or electricity, all rights for drainage and sewage and any other pipelines through, over or under any part, together with all necessary rights of access for maintenance, renewal and repair of any apparatus or construction in connection with such rights.
OVERHEAD ELECTRICITY AND TELEPHONE LINES AND UNDERGROUND CABLES
The Purchaser of the Property shall take it subject to such wayleaves as effects the same.
MILK QUOTA.
No Milk Quota is included in the sale
DISPUTES
Should any dispute arise before or after the date fixed for Completion between the Purchasers or between the Vendor and the Purchaser as to the interpretation of the Particulars or any matter whatsoever arising therefrom, or thereout, that matter in dispute should be referred to the arbitration of Richard Turner of Richard Turner & Son, whose decision shall be final and binding on the parties in dispute
ORDER OF SALE:
Whilst it is intended to offer the land in lots as catalogued nevertheless the Vendor reserves the right to either amalgamate, divide or withdraw any Lot or Lots prior to the Auction Sale.
UNSOLD LOTS:
In the event of any Lots remaining unsold the Vendor shall be entitled to exercise any rights or other matters over Lots reserved in the Particulars, Stipulations or Conditions of Sale and shall hold subject to any such rights granted in favour of the Purchaser of any other Lots.
CONDITIONS OF SALE:
The Conditions of Sale WILL NOT be read out at the Auction Sale, but a copy thereof will be available for inspection at the offices of the Vendors solicitors during normal hours for 14 days prior to the date of the Auction Sale.
INSURANCE
As from the date of sale/signing of the Contract, the property shall be at the sole risk of the purchaser(s) and he/they shall effect his/their own insurance's accordingly.
TENANT RIGHT
All tenant rights, unexhausted manurial values etc are included in the purchase price of the land and there will be no right to claim compensation for any dilapidations etc.  

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