House For Sale £8,500,000
Distances: Market Harborough (trainline to London St Pancras)
6.5 miles | Uppingham 10 miles | Oakham 15 miles | Leicester 16 miles
THE PROPERTY
The principal house stands well within its grounds, seated to the end of a private tarmacadam driveway bordered in the main by grassed and fenced verges interspersed by maturing saplings. A wide turning circle is to the front of the property, whilst electric remotely operated gates lead to the rear driveway, before continuing on to the majority of the farm buildings. Thought to date to the mid-1800s, Welham Lodge Farm retains a wealth of period features that have been further enhanced by the careful, extensive refurbishment that has been undertaken by the present owners.
THE GROUND FLOOR
The accommodation to the ground floor radiates off a central flagstoned entrance hallway, giving rise to a drawing room, dining room and family room, all with wide oak floorboards, restored sash windows with shutters and hand rolled glass. A Monica Ritterband Morsø woodburning stove graces the dining room; a Chesney’s stove in the family room, and an open fireplace in the drawing room, which also has two sets of French doors leading onto the southeasterly aspect of the gardens. The large kitchen/breakfast room features a double sided Chesney’s woodburning stove at its heart, set into an exposed brick chimney breast, with a red quarry tiled floor stretching across the room to either side. The breakfasting area offers ample space for both a table and comfortable seating area, and has a pleasant bay window overlooking the
rear garden, and French doors lead out to the rear from the kitchen area. Central to the room is a large island with solid wood worktops, all surrounded by an excellent range of Shaker style units giving ample storage. Off the kitchen is a rear hall with doors to a generous cloakroom, separate utility and plant room. Finally, there is a cellar off the inner hall, which has been professionally tanked and finished to a high standard, with natural light introduced by a window to one side.
THE FIRST FLOOR
From the entrance hall, stairs rise to the first floor, dividing to give access to the principal suite, and separately, the balance of the bedroom accommodation. The main bedroom has a lovely light feel, with beamed ceiling, traditional cast iron fireplace and the westerly aspect
looking out over the front of the property to the gallop and valley beyond. Off the bedroom is a generous dressing room, which leads to a fully refitted bathroom which has been luxuriously finished with high quality sanitaryware including a La Chapelle sink, Booth & Co fittings to the double walk in shower and Lefroy-Brooks finishes to the bath. Set over the first and second floors are five further double bedrooms, all of which have their own bath or shower room, and all of which have been re-fitted with the same exceptional quality and attention to detail.
THE GARDENS AND GROUNDS
The gardens at Welham Lodge Farm wrap around the house, walled in part, with mature hedging and secure fencing to the boundaries. The gardens are primarily laid to lawn, with a large terrace adjacent to the drawing room, and mature specimen trees giving dappled light on the extremities of the lawns in the summer months.
GARAGING
Across the gravelled driveway and to one side of the property is an extensive range of garaging and storage, including a double car port, secure garage and store room, covered wood store and consumer unit cabinet. External stairs lead to a useful first floor room, plumbed and wired in anticipation of an eventual purchaser being able to utilise the space as additional accommodation or workspace subject to the necessary consents.
THE BOTHY
The Bothy has been adapted to create a charming dining space within the grounds, with half height decorative panelling and an exposed brick fireplace with inset log burner adding to the warmth and character of the room.
THE SHOOT ROOM
Converted from the original outbuildings and echoing the history of the building, the Shoot Room has been substantially refurbished and much improved. It offers a well equipped kitchen suitable for catering, timber dividing walls that complement the origins of the building, a well sized cloakroom and useful room adjacent. Externally is a large, covered kennel and storage area.
THE PARTY BARN
A short distance from the Shoot Room is the Party Barn; a pair of red brick buildings set adjacent to one another, the first being single storey and with ample storage room, having two cloakrooms with a rustic yet elegant finish that are accessible from the rear courtyard.
Adjacent is a magnificent double height barn, beautifully restored to enhance the original features internally, including the exposed brickwork, cathedral-like vaulted and beamed ceiling, features have been made of the original ventilation diamonds, and the barn door openings, now glazed with soaring doors, flood light through the building framing stunning views to both sides. A traditional blue brick floor stretches between the two walled windows, with a timber floor elsewhere, and a wet central heating system has been installed to create an inviting entertaining space throughout the year.
THE FARM BUILDINGS
Located on a 2.5 acre concrete yard is an impressive modern range of livestock buildings that were constructed in 2016, including two Roundhouses. Each Roundhouse is 30m in diameter, with an eaves height of 4.1m, an overall height of 7.9m and a floor area of 718m2 (7,728 sqft). The Roundhouse design and dome structure with open sides provides improved ventilation and helps prevent airborne diseases, along with improving the ease and safety of management for the farmer. The circular building has a curved tensile roof in matt grey and no gutters, instead the roof water is taken to perimeter legs, removing the need for downpipes. Opposite the Roundhouses, is a modern general purpose building of steel framed portal construction with timber cladding and a 4’ 6” canopy. The building is enclosed on three sides with timber cladding over a precast concrete panel, except for an 18m section with two roller shutter doors providing access to a secure workshop. There is a 24m wide silage clamp constructed of 2.4m high precast concrete panels, with a dividing wall down the middle. Machinery and biomass building – a 23 x 12m steel portal framed building, suitable for a number of uses with timber cladding and both a roller shutter and pedestrian access. The building currently houses the biomass boiler and ample floor area used for storing woodchip and machinery.
THE FARMLAND
The farm extends to 402.20 acres in total and comprises 314.93 acres of temporary grass that was previously farmed for cereals, 57.82 acres of permanent pasture and 14.48 acres of woodland. The land is organic certified and has been converted from arable to temporary grass under
the Countryside Stewardship Scheme. The land is well serviced by an extensive network of water and troughs and there are a number of well-maintained internal tracks which allow farm traffic easy access from the central buildings.
METHOD OF SALE
Welham Lodge Farm is offered for sale as a whole, or as separate lots, by private treaty with vacant possession.
SERVICES
Welham Lodge Farmhouse and buildings have mains water, electricity and private drainage. Heating to the principal buildings is by way of Biomass. None of the services, fittings or appliances, heating installations, plumbing or electrical systems have been tested by the selling agents.
WAYLEAVES, EASEMENTS 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 any other rights and obligations, easements and restrictive covenants and all existing and proposed wayleaves, whether referred to in these particulars or not. A Deed of Grant between the Vendor and National Grid was made in December 2022, further details can be made available. A bridleway crosses over a section of the farm on the western boundary.
BASIC PAYMENT SCHEME:
Basic Payment Scheme entitlements are to be included within the sale. The vendor has submitted a claim for the current scheme year and will retain the payment for this scheme year in its entirety. The vendor will use reasonable endeavours to transfer the Entitlements to the purchasers promptly after completion.
COUNTRYSIDE STEWARDSHIP:
The farm is in a Countryside Stewardship Agreement (Mid-Tier) until the end of December 2023. The majority of the land benefited from organic conversion under options OR1 and OR3. The current land-based options include Organic land management – improved permanent grassland (OT1) and Organic land management – rotational land (OT3). The vendor is considering entering into a new scheme shortly for 2024 onwards.
DESIGNATIONS
Welham Lodge Farmhouse is Grade II listed. The property is within a nitrate vulnerable zone and a small area of land on the eastern boundary falls within the flood zone as classified by the Environment Agency.
SPORTING, TIMBER AND MINERAL RIGHTS:
All sporting and timber, mineral rights are included within the freehold sale, insofar as they are owned. A small private shoot has been run on the farm for a number of years and the farm benefits from 6 strategically located drives and two release pens.
COVENANTS AND/OR RESTRICTIONS:
There are restrictions/covenants listed on the Land Registry title deed, details of which will be made available by the vendor’s solicitor on request.
OVERAGE:
There are two historic Overage Deeds, one relating to the buildings east of Welham Lane, known as Berry’s land, the other at Welham Lodge farm. Welham Lodge Farmhouse, the main yard and buildings will not be subject to any overage provision. Further details and plans can be provided on request.
HOLDOVER:
The vendor reserves the right to holdover, particularly in respect of access to the silage clamp depending upon the time of year at completion.
COUNCIL TAX:
Harborough District Council. Council Tax Band: Welham Lodge (F)
VAT:
Any guide price quote 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 VAT will be payable in addition.
HEALTH AND SAFETY:
Welham Lodge Farm is 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.
VIEWINGS:
All viewings and appointments are strictly by appointment with the vendor's agent.
SOLICITORS
Richard Hammond
Philip J Hammond and Sons
DIRECTIONS:
Use what3words - ///captures.marble.riverside
TERMS AND CONDITIONS - Important Notice
King West, their joint Agents (if any) and clients give notice
that:
1. These property particulars should not be regarded as an offer, or contract or part of one. You should not rely on any statements by King West in the particulars, or by word of mouth or in writing as being factually accurate about the property, nor its condition or its value. We have no authority to make any representations or warranties in relation to the property either here or elsewhere and accordingly any information given is entirely without responsibility.
2. The photographs illustrate parts of the property as were apparent at the time they were taken. Any areas, measurements or distances are approximate only.
3. Any reference to the use or alterations of any part of the property does not imply that the necessary planning, building regulations or other consents have been obtained. It is the responsibility of a purchaser or lessee to confirm that these have been dealt with properly and that all information is correct.
4. All dimensions, descriptions, areas, reference to condition and permission for use and occupation and their details are given in good faith and are believed to be correct, but intending purchasers should not rely upon them as statements of fact but must satisfy themselves by inspection or otherwise as to the accuracy of each item.
5. King West have not tested any services, equipment or facilities, the buyer or lessee must satisfy themselves by inspection or otherwise.
6. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce satisfactory proof of their identification and address at the point any sale is agreed in order to comply with The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017. King West asks for your cooperation in this regard.
7. These particulars should not be reproduced without prior consent of King West.
March 2023
6.5 miles | Uppingham 10 miles | Oakham 15 miles | Leicester 16 miles
THE PROPERTY
The principal house stands well within its grounds, seated to the end of a private tarmacadam driveway bordered in the main by grassed and fenced verges interspersed by maturing saplings. A wide turning circle is to the front of the property, whilst electric remotely operated gates lead to the rear driveway, before continuing on to the majority of the farm buildings. Thought to date to the mid-1800s, Welham Lodge Farm retains a wealth of period features that have been further enhanced by the careful, extensive refurbishment that has been undertaken by the present owners.
THE GROUND FLOOR
The accommodation to the ground floor radiates off a central flagstoned entrance hallway, giving rise to a drawing room, dining room and family room, all with wide oak floorboards, restored sash windows with shutters and hand rolled glass. A Monica Ritterband Morsø woodburning stove graces the dining room; a Chesney’s stove in the family room, and an open fireplace in the drawing room, which also has two sets of French doors leading onto the southeasterly aspect of the gardens. The large kitchen/breakfast room features a double sided Chesney’s woodburning stove at its heart, set into an exposed brick chimney breast, with a red quarry tiled floor stretching across the room to either side. The breakfasting area offers ample space for both a table and comfortable seating area, and has a pleasant bay window overlooking the
rear garden, and French doors lead out to the rear from the kitchen area. Central to the room is a large island with solid wood worktops, all surrounded by an excellent range of Shaker style units giving ample storage. Off the kitchen is a rear hall with doors to a generous cloakroom, separate utility and plant room. Finally, there is a cellar off the inner hall, which has been professionally tanked and finished to a high standard, with natural light introduced by a window to one side.
THE FIRST FLOOR
From the entrance hall, stairs rise to the first floor, dividing to give access to the principal suite, and separately, the balance of the bedroom accommodation. The main bedroom has a lovely light feel, with beamed ceiling, traditional cast iron fireplace and the westerly aspect
looking out over the front of the property to the gallop and valley beyond. Off the bedroom is a generous dressing room, which leads to a fully refitted bathroom which has been luxuriously finished with high quality sanitaryware including a La Chapelle sink, Booth & Co fittings to the double walk in shower and Lefroy-Brooks finishes to the bath. Set over the first and second floors are five further double bedrooms, all of which have their own bath or shower room, and all of which have been re-fitted with the same exceptional quality and attention to detail.
THE GARDENS AND GROUNDS
The gardens at Welham Lodge Farm wrap around the house, walled in part, with mature hedging and secure fencing to the boundaries. The gardens are primarily laid to lawn, with a large terrace adjacent to the drawing room, and mature specimen trees giving dappled light on the extremities of the lawns in the summer months.
GARAGING
Across the gravelled driveway and to one side of the property is an extensive range of garaging and storage, including a double car port, secure garage and store room, covered wood store and consumer unit cabinet. External stairs lead to a useful first floor room, plumbed and wired in anticipation of an eventual purchaser being able to utilise the space as additional accommodation or workspace subject to the necessary consents.
THE BOTHY
The Bothy has been adapted to create a charming dining space within the grounds, with half height decorative panelling and an exposed brick fireplace with inset log burner adding to the warmth and character of the room.
THE SHOOT ROOM
Converted from the original outbuildings and echoing the history of the building, the Shoot Room has been substantially refurbished and much improved. It offers a well equipped kitchen suitable for catering, timber dividing walls that complement the origins of the building, a well sized cloakroom and useful room adjacent. Externally is a large, covered kennel and storage area.
THE PARTY BARN
A short distance from the Shoot Room is the Party Barn; a pair of red brick buildings set adjacent to one another, the first being single storey and with ample storage room, having two cloakrooms with a rustic yet elegant finish that are accessible from the rear courtyard.
Adjacent is a magnificent double height barn, beautifully restored to enhance the original features internally, including the exposed brickwork, cathedral-like vaulted and beamed ceiling, features have been made of the original ventilation diamonds, and the barn door openings, now glazed with soaring doors, flood light through the building framing stunning views to both sides. A traditional blue brick floor stretches between the two walled windows, with a timber floor elsewhere, and a wet central heating system has been installed to create an inviting entertaining space throughout the year.
THE FARM BUILDINGS
Located on a 2.5 acre concrete yard is an impressive modern range of livestock buildings that were constructed in 2016, including two Roundhouses. Each Roundhouse is 30m in diameter, with an eaves height of 4.1m, an overall height of 7.9m and a floor area of 718m2 (7,728 sqft). The Roundhouse design and dome structure with open sides provides improved ventilation and helps prevent airborne diseases, along with improving the ease and safety of management for the farmer. The circular building has a curved tensile roof in matt grey and no gutters, instead the roof water is taken to perimeter legs, removing the need for downpipes. Opposite the Roundhouses, is a modern general purpose building of steel framed portal construction with timber cladding and a 4’ 6” canopy. The building is enclosed on three sides with timber cladding over a precast concrete panel, except for an 18m section with two roller shutter doors providing access to a secure workshop. There is a 24m wide silage clamp constructed of 2.4m high precast concrete panels, with a dividing wall down the middle. Machinery and biomass building – a 23 x 12m steel portal framed building, suitable for a number of uses with timber cladding and both a roller shutter and pedestrian access. The building currently houses the biomass boiler and ample floor area used for storing woodchip and machinery.
THE FARMLAND
The farm extends to 402.20 acres in total and comprises 314.93 acres of temporary grass that was previously farmed for cereals, 57.82 acres of permanent pasture and 14.48 acres of woodland. The land is organic certified and has been converted from arable to temporary grass under
the Countryside Stewardship Scheme. The land is well serviced by an extensive network of water and troughs and there are a number of well-maintained internal tracks which allow farm traffic easy access from the central buildings.
METHOD OF SALE
Welham Lodge Farm is offered for sale as a whole, or as separate lots, by private treaty with vacant possession.
SERVICES
Welham Lodge Farmhouse and buildings have mains water, electricity and private drainage. Heating to the principal buildings is by way of Biomass. None of the services, fittings or appliances, heating installations, plumbing or electrical systems have been tested by the selling agents.
WAYLEAVES, EASEMENTS 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 any other rights and obligations, easements and restrictive covenants and all existing and proposed wayleaves, whether referred to in these particulars or not. A Deed of Grant between the Vendor and National Grid was made in December 2022, further details can be made available. A bridleway crosses over a section of the farm on the western boundary.
BASIC PAYMENT SCHEME:
Basic Payment Scheme entitlements are to be included within the sale. The vendor has submitted a claim for the current scheme year and will retain the payment for this scheme year in its entirety. The vendor will use reasonable endeavours to transfer the Entitlements to the purchasers promptly after completion.
COUNTRYSIDE STEWARDSHIP:
The farm is in a Countryside Stewardship Agreement (Mid-Tier) until the end of December 2023. The majority of the land benefited from organic conversion under options OR1 and OR3. The current land-based options include Organic land management – improved permanent grassland (OT1) and Organic land management – rotational land (OT3). The vendor is considering entering into a new scheme shortly for 2024 onwards.
DESIGNATIONS
Welham Lodge Farmhouse is Grade II listed. The property is within a nitrate vulnerable zone and a small area of land on the eastern boundary falls within the flood zone as classified by the Environment Agency.
SPORTING, TIMBER AND MINERAL RIGHTS:
All sporting and timber, mineral rights are included within the freehold sale, insofar as they are owned. A small private shoot has been run on the farm for a number of years and the farm benefits from 6 strategically located drives and two release pens.
COVENANTS AND/OR RESTRICTIONS:
There are restrictions/covenants listed on the Land Registry title deed, details of which will be made available by the vendor’s solicitor on request.
OVERAGE:
There are two historic Overage Deeds, one relating to the buildings east of Welham Lane, known as Berry’s land, the other at Welham Lodge farm. Welham Lodge Farmhouse, the main yard and buildings will not be subject to any overage provision. Further details and plans can be provided on request.
HOLDOVER:
The vendor reserves the right to holdover, particularly in respect of access to the silage clamp depending upon the time of year at completion.
COUNCIL TAX:
Harborough District Council. Council Tax Band: Welham Lodge (F)
VAT:
Any guide price quote 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 VAT will be payable in addition.
HEALTH AND SAFETY:
Welham Lodge Farm is 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.
VIEWINGS:
All viewings and appointments are strictly by appointment with the vendor's agent.
SOLICITORS
Richard Hammond
Philip J Hammond and Sons
DIRECTIONS:
Use what3words - ///captures.marble.riverside
TERMS AND CONDITIONS - Important Notice
King West, their joint Agents (if any) and clients give notice
that:
1. These property particulars should not be regarded as an offer, or contract or part of one. You should not rely on any statements by King West in the particulars, or by word of mouth or in writing as being factually accurate about the property, nor its condition or its value. We have no authority to make any representations or warranties in relation to the property either here or elsewhere and accordingly any information given is entirely without responsibility.
2. The photographs illustrate parts of the property as were apparent at the time they were taken. Any areas, measurements or distances are approximate only.
3. Any reference to the use or alterations of any part of the property does not imply that the necessary planning, building regulations or other consents have been obtained. It is the responsibility of a purchaser or lessee to confirm that these have been dealt with properly and that all information is correct.
4. All dimensions, descriptions, areas, reference to condition and permission for use and occupation and their details are given in good faith and are believed to be correct, but intending purchasers should not rely upon them as statements of fact but must satisfy themselves by inspection or otherwise as to the accuracy of each item.
5. King West have not tested any services, equipment or facilities, the buyer or lessee must satisfy themselves by inspection or otherwise.
6. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce satisfactory proof of their identification and address at the point any sale is agreed in order to comply with The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017. King West asks for your cooperation in this regard.
7. These particulars should not be reproduced without prior consent of King West.
March 2023
