Situation

Grange Farm is located about 1 mile to the east of Brixworth in Northamptonshire. It is within short distance of Northampton which provides every day amenities and close to the popular commuter town of Market Harborough, both of which have regular train services to London taking less than a hour.

Road links are excellent with the A14 and M1 being within close proximity. Local schooling offers a myriad of options for children. Local private schools can be found at Quinton House, Northampton School for Girls as well as Spratton Hall and Maidwell Hall preparatory schools. Public schools are available at Rugby, Oundle, Uppingham and Oakham.

Grange Farm

Grange Farm is a highly attractive residential farm with commanding views over Pitsford Reservoir. The farm has been held by the same family for over 100 years and has a multitude of opportunities within the extensive range of traditional outbuildings.

Grange Farmhouse

The farmhouse is situated in the centre of the farm and is approached via a private drive off the Holcot Road. The property is the principle building on the farm which would have originally formed the main feature of a modest rural estate. The house was reroofed in 2020 and although lived in until recently, would benefit from further improvement.

The front door opens into a panelled entrance hall with the main staircase straight ahead. Off the entrance hall is the dining room, drawing room, breakfast room and kitchen. Beyond the kitchen is a number of traditional store rooms associated with a house of this standing being a pantry, washroom, cheese room and further store rooms.

On the first floor are four bedrooms and a shower room, with the principle room benefitting from a dressing room. The second floor has four further bedrooms, including a butler’s bedroom which has sole access via a second staircase from the kitchen on the ground floor.

An adjacent building features a coal house, bakery and further storeroom. Externally the house is surrounded by a lawns with mature trees and a ha-ha overlooking the reservoir.

Traditional stone and brick buildings

Grange Farm has an extensive range of traditional brick and stone outbuildings including a coach house, stables, calf boxes and general stores. Some of these buildings have been altered to be more functional for mixed farming purposes and are in varying states of repair. The buildings offer an incredible opportunity for alternative uses subject to planning consent.

Farm buildings

There is a large dutch barn which has been used for storing hay and machinery. Adjoining these is a number of stables with some general stores. There is also a single storey wooden building previously used for rearing pigs.

The Farmland

The land is classified as Grade 3 by DEFRA with the land being of the Banbury series which is described as a well drained brashy fine and coarse loamy ferruginous soils over ironstone. Some deep fine loamy over clayey soils with slowly permeable subsoils and slight seasonal waterlogging. The soil is described as being suitable for winter cereals with short term grassland.

Access to the farmland is either off the Holcot Road, or internally via the farmyard or adjoining fields. The land is currently farmed on a contract farming agreement. Cropping history is available on request from the vendor’s agent.

General Information

Method of sale

Grange Farm is offered for sale freehold as a whole, by private treaty.

Services

Mains electric. Private drainage, and private water via a borehole. Grange Farmhouse has electric heaters and an oil fired Aga.

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, easement 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 is a public footpath crossing the land. Further details are available from the vendor’s agent.

Basic Payment

Entitlements to the Basic Payment are included in the sale. The vendor will submit 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.

Environmental schemes

The farm is in a Countryside Stewardship Agreement (Mid-Tier). Further details available from the vendor’s agent.

Designations

The property is not listed. The property is within a nitrate vulnerable zone.

Holdover

The vendor reserves the right of holdover to harvest the 2022 crop. Further information is available from the vendor’s agent.

Ingoing valuation

In addition to the purchase price the purchaser(s) may be required to pay for growing crops, new leys, acts of husbandry at cost or market value whichever is the higher and any items normally paid for at ingoing including enhancement, if appropriate. No claim will be allowed for dilapidations or any other matters. Early entry may be available subject to negotiation.

Sporting, timber and mineral rights

All sporting, mineral timber rights are included in the freehold sale, insofar as they are owned.

Fixtures and fittings

All items usually regarded as tenant’s fixtures and fittings and equipment, are specifically reserved from the sale.

Local authority

Daventry District Council: 01327 871100

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 & 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. All viewings and appointments are strictly by prior appointment with the vendor’s agent.

Directions

From Market Harborough, travel south on the A508. On reaching the roundabout at Brixworth, turn left along the Scaldwell Road, then turn right at the T-junction which will take you south to the Holcot Road. Turn left along Holcot Road and, after about 1 mile, you will see the entrance to Grange Farm on the right hand side.

What3words: backhand.outbound.fairway

This property has 149 acres of land.