Lot 1 – Rectory Farmhouse and Farm buildings. About 14.94 acres (6.05 ha): Dating back to circa 17th Century with later additions, Rectory Farmhouse is Grade II Listed and boasts huge potential. It is understood the farmhouse occupies the site of the medieval Rectory House. Located off Church Lane on the southern edge of Langford the farmhouse is positioned in a private spot with the benefit of being within walking distance to local amenities. Comprising four good sized reception rooms and five double bedrooms over two floors, the farmhouse provides superb family living space.

The front elevation and former front entrance to the farmhouse is adjacent to Church Lane where there is also a private parking area. Through the original front door into the entrance hall there is access to the large farmhouse kitchen located centrally to the house with Aga and flagstone floor. Adjoining the kitchen is a hallway which provides access to the utility room and pantry and also the large drawing room with fireplace and attractive sash windows overlooking the garden and Church Lane. Back to the entrance hall there is an adjoining sitting room with large fireplace, door to the garden and sash windows; a dining room with large fireplace and curved doorway with stone edges providing access to the walled garden and internal door to the games room. The games room can also be accessed from the conservatory which is located on the southern elevation of the house and provides the everyday access to the farmhouse from a large private parking area. A unique curved staircase is taken from the entrance hall to the first floor where there is the principal bedroom with built-in wardrobes and large ensuite bathroom. Three further bedrooms and a family bathroom are found on the first floor. On the second floor is the fifth bedroom with four adjoining attic rooms, with good ceiling height, which have been used for storage purposes in the past but could provide further bedrooms and/ or office space (subject to the correct planning permissions).

Rectory Farmhouse is a wonderful character property with a huge amount of potential. The property would benefit from modernisation throughout and with the correct planning permission(s) could be converted on the second floor to provide further bedrooms.

Gardens and Grounds: The gardens at Rectory Farmhouse are attractive and peaceful, surrounding the farmhouse to the eastern, western and southern elevations. The gardens are mainly laid to lawn with flower beds and mature trees. Part of the garden benefits from a large feature garden wall adding further privacy. The gardens are well laid out, ideal for relaxing and entertaining but there is also the opportunity to enhance the gardens if desired.

Located adjacent to the farmhouse, separated by a garden path, is a former agricultural outbuilding which is currently utilised as a log store and for other storage purposes. The building is of part timber construction with tiled roof and part open fronted with an enclosed pump room at the end which is of stone construction with a slate roof. The building provides good amenity use but could also be utilised for other purposes if required (subject to the correct consents).

Private parking is located to the south of the farmhouse and is currently gravelled providing easy access to the back door, double garage and adjoining workshop.

Farm Buildings: The farm buildings at Rectory Farm are located to the west of the farmhouse and share the same entrance. Until recently they have been used as part of the former dairy farm and are a range of modern and traditional structures. In brief the buildings comprise; a traditional Grade II Listed two storey former Dovecote, double span part clad modern livestock building, steel portal framed and clad agricultural building, traditional stone built storage building with adjoining lean-to, 6 x bay steel portal framed open fronted building, 4 x bay open fronted steel portal framed building, steel portal framed livestock building with adjoining lean-to with open sides, 6 x bay open sided pole barn and adjoining stables and a stone built garage with 2 x double doors. The farm buildings have been utilised mainly for agricultural purposes however with the correct permissions they could provide the scope for alternative uses. Land

Beyond the farm buildings is approximately 10.97 acres of farmland currently used for grazing purposes and split into three good sized enclosures lending itself for use as pony paddocks or amenity use to the farmhouse and farm buildings. The boundaries are fenced and hedged with internal field gates.

Method of sale: Rectory Farm is offered for sale as a whole, or in up to 9 lots by private treaty.

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 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 public footpaths crossing and a bridleway over the farm. Further details are available from the vendor’s agent.

Basic Payment: The entitlements to the Basic Payment are included in the sale. In the event that the property is sold in lots the entitlements will be included with the eligible land on a pro rata basis at the discretion of the vendor (or their representatives).

The outgoing tenant 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 purchaser as soon after completion as the transfer rules allow.

The entitlements will be transferred back to the Vendor as soon as the transfer rules allow after the end of the tenancy.

Designations: Rectory Farm lies within a Nitrate Vulnerable Zone (NVZ) and a Conservation Area.

Holdover: Holdover is reserved to permit the harvesting of all growing crops. Further details are 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.

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

Minerals Rights: The minerals are reserved from the sale along with the right to search for those minerals however the right to work for those minerals is not reserved. Further information is available from the vendor’s agent and the online data room.

Overage: Overage shall apply to certain areas of the farm. Further information is available from the vendor’s agent and the online data room.

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 solicitors on request.

Fixtures and fittings: All items usually regarded as tenant’s fixtures and fittings and equipment, including fitted carpets and curtains, together with garden ornaments and statuary, are specifically excluded from the sale.

Local authority: West Oxfordshire District Council (01993 861000)

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.

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.

Solicitors: Farrers & Co LLP, 66 Lincolns Inn Fields, Holborn, London WC2A 3LH

Postcode: Rectory Farmhouse and Buildings - GL7 3LG. 1 & 2 Lechlade Road Cottages - GL7 3LE

Viewing Strictly by confirmed appointment with the vendor’s agents, Strutt & Parker in Oxford 01865 366641, or London 020 7629 7282

This property has 14.94 acres of land.

Situation

Rectory Farm is located on the edge of the desirable and pretty village of Langford in West Oxfordshire which is home to a primary school and the popular and award winning pub The Bell Inn. The larger Gloucestershire market town of Lechlade-on-Thames lies 4 miles to the south west of Langford and boasts plenty of cafés and bakeries, pubs and shops. The Oxfordshire town of Faringdon lies 6 miles to the south east and provides a good range of amenities including supermarkets, schools and access to the wider transport network.

The Oxfordshire town of Burford known as the ‘gateway to the Cotswolds’ and located adjacent to the River Windrush is just 7 miles to the north of Langford. Famed for its good array of shops, cafés, pubs and the popular Burford Garden Centre.

Langford is well positioned with easy access to all major network connections. The A420 is accessed at Faringdon and provides access to Swindon and Oxford. Swindon lies 16 miles to the south west and has a good train station offering direct services to Paddington (from 51 minutes) and the A417 dual carriage way provides access to both the M4 motorway (Junction 15, 5 miles) and the M5 motorways (Junction 11, 30 miles). The city of Oxford is just 25 miles to the east and provides an exceptional city centre and transport networks with connections to London and further afield.

There are ample local recreational and sporting opportunities in the area. The Cotswolds Area of Outstanding Natural Beauty is within easy reach and provides a huge array of opportunities from walking to equestrian. The Cotswolds Water Park is approximately 17 miles to the west and is perfect for all water sports enthusiast with activities ranging from open water swimming, sailing and water-skiing. The River Thames also provides good recreational activities and is easily accessed from Lechlade-on-Thames. The area has long been associated with equestrian sports including polo at Cirencester Park, National Hunt racing at Cheltenham and Newbury and the Badminton, Blenheim and Gatcombe Horse Trials.

There are a number of well-known schools in the area including St Hugh’s, Hatherop Castle, Pinewood and the Cheltenham Colleges

Directions

Directions From Lechlade-on-Thames head north out of the town on the A361 main road, continue straight at the roundabout an continue for approximately 2 miles, turning right at the signpost for Langford. Keep going along the road to Langford for approximately 1 mile turning left on Lechlade Road at the first junction. Continue along Lechlade Road turning right onto Station Road at the junction. Continue on Station Road, past The Bell Inn pub and turn right just after St Matthew’s Church. Drive approximately 100 yards turning left into Rectory Farm. From the A40/Burford Roundabout head south on the A361 south towards Lechlade-on-Thames continue for approximately 5 miles taking a left turn towards Langford (after passing Broughton Poggs). From this point follow the above directions noted in paragraph 2.