Property description

221.47 acres (89.63 hectares) or thereabouts.

For sale by informal tender as a whole or in up to 7 lots. 

Closing date : 12 noon on Friday 18th December 2015. 

Freehold with vacant possession (except cottages). 

MORE INFORMATION & VIEWINGS : Contact DDM Agriculture on 01652 653 669

Situation
Castle Farm is situated in the small scattered hamlet of Castle Carlton, which lies between the villages of North Reston and South Reston, approximately 5 miles to the south east of the market town of Louth. Grimsby lies approximately 21 miles to the north west and Lincoln lies approximately 31 miles to the south west.

Description
Castle Farm originally formed part of the Great Carlton Estate and has been in the same ownership for the last 75 years. The sale of this property offers an excellent opportunity to acquire a quintessential mixed arable and livestock Lincolnshire farm, with farmhouse (in need of modernisation), pair of farm cottages (currently let), range of buildings (with potential for alternative use, subject to obtaining the necessary consents) and several areas of amenity woodland.

Tenure and Possession
The property is offered for sale freehold with the benefit of vacant possession (except the two farm cottages) on completion.

Basic Payment Scheme
All the arable and grassland has been registered on the Rural Payments Agency Rural Land Register and has been used to activate entitlements under the Basic Payment Scheme by the former tenant. The 2015 claim is reserved from the sale in its entirety to the former tenant. Purchaser(s) will be required to pay for BPS entitlements in addition to their offer price(s) for the property. These will be charged at the rate of £200.00 per entitlement/hectare (plus VAT if applicable).

Planning
The farm buildings may have potential for non-agricultural development, subject to obtaining of the necessary permissions. The whole property is being offered for sale free of any form of development clause or overage and, therefore, any future development or enhanced value will benefit only the Purchaser(s).

Tenantright
The Purchaser(s) shall pay, in addition to the purchase price, the full amount of tenantright due as if there was an outgoing tenant under the Agriculture (Calculation of Value for Compensation) Regulations in accordance with the current recommended costings produced by the Central Association of Agricultural Valuers, including enhancement if appropriate. There will be no consideration or allowance made whatsoever for any dilapidations or any other deductions.

Soil Types and Land Classifications
The land is all shown on the Provisional Land Classification Maps as published by the Ministry of Agriculture Fisheries and Food, as being Grade 3. The soils are identified by the Soil Survey of England and Wales as being principally from the \"Holderness\" association, described as \"fine loamy soils and similar soils\" and suitable for cereals and grassland.

Nitrate Vulnerable Zone
All of the farm lies within a Nitrate Vulnerable Zone.

Sporting/Timber Rights
Sporting and timber rights are included in the sale of this land, insofar as they are owned.

Employees
There are no transferring employees.

VAT
The sale price(s) is agreed on a VAT exclusive basis and the Purchaser(s) shall indemnity the Vendor for any VAT which may subsequently be payable.

Health & Safety
When viewing the farm it is suggested that particular regard is given to personal safety, especially around the farm buildings.

Viewings
The farmhouse and farm cottages may only be viewed by prior appointment. The farm buildings, land and woodland may be viewed at any reasonable time subject to being in possession of a set of these particulars.

Plans, Areas and Schedules
The plan contained within these particulars is based on the Ordnance Survey National Grid and is for reference only. Purchaser(s) will be deemed to have satisfied themselves as to the accuracy of the plan and the Schedule.

Additional Information
A CD containing copies of important information and documentation relating to the property is available upon request. This includes details relating to:- Backcropping, EPC Certificates, Assured Shorthold Tenancy Agreements, Area Schedule, Environment Impact Assessment, 2015 BPS Application Form, RLR Maps, Ancient Monument Listing, Gas Pipeline Easement, Electrical and Boiler Certificates, Lindsey Marsh Drainage Board Outgoings, Council Tax Information, Environment Agency General Drainage Charge Information, Wayleave Agreements & Payment Schedule, Public Rights of Way Details, Land Registry Data & related documents

Method of Sale
The farm is offered for sale as a whole or in up to seven Lots, by informal tender. The Vendor does not undertake to accept the highest, or indeed, any offer, but best and final offers should be submitted in accordance with the following:-1.Expressed as a lump sum total (not per acre) and clearly identifying Lot number(s). 2.Confirm full name and address of Purchaser. 3. Confirm full name and address of solicitor. 4. Confirm whether the offer is on the basis of cash, or conditional upon unconfirmed finance, or sale of other property. 5. Submitted in a sealed envelope marked \"Castle Farm Tender\". 6. Submitted not later than 12 noon on Friday 18 December 2015. To avoid the duplication of offers it is suggested that any tender submitted should be for an uneven amount of money. Furthermore escalating bids or offers made by reference to other bids are not acceptable. Interested parties are invited to discuss the matter further with Giles Johnston of the Selling Agents on (01652) 653669 or mobile numbers 07970 126300.

Useful Addresses
East Lindsey District Council : Tedder Hall, Manby Park, Louth, LN11 8UP. Telephone: 01507 601111. www.elindsey.gov.ukLincolnshire County Council : County Offices, Newland, Lincoln, LN1 1YL. Telephone: 01522 552222. www.lincolnshire.gov.uk

LOT 1 - CASTLE FARM COTTAGES, FARMYARD AND GRASSLAND
TOTALLING 58.16 ACRES (or thereabouts) as shown coloured red on the Site Plan. Castle Farmyard comprises a pair of semi-detached cottages (currently let on Assured Shorthold Tenancy Agreements), a range of farm buildings and land currently in grass (part of which permission has been obtained from Natural England to plough out and convert to arable cropping).

No. 1 Castle Farm Cottages
A brick built under a concrete interlocking tile roof cottage with the following accommodation:- Ground Floor : Lounge - with an open fireplace. Hall - with a LPG heater. Kitchen - with a stainless steel sink unit. Pantry/Cupboard - with fitted shelves, hot water cylinder and plumbing for an automatic washing machine. Bathroom - part tiled with a low flush w.c., panel bath and a pedestal wash hand basin. First Floor : Bedroom 1 - double. Bedroom 2 - single (accessed via Bedroom 1). Bedroom 3 - double (accessed from Bedroom 2).

No. 2 Castle Farm Cottages
A brick built under a concrete inter-locking tile roof cottage with the following accommodation:- Ground Floor : Kitchen, Bathroom, Scullery/Cupboard, Lounge. First Floor : Bedroom 1, Bedroom 2 (accessed via Bedroom 1)

The Farm Buildings
These comprise the following:- Agrecon Dutch Barn - 14.63m x 12.19m (48ft x 40ft) of concrete portal frame construction with a corrugated asbestos sheet roof. Lean-to - 14.63m x 3.66m (48ft x 12ft) of similar construction. Further timber and corrugated iron sheet roof Lean-to's to end and side. Brick Barn of brick and concrete interlocking tile construction, part two storey. Stables - brick with a concrete interlocking tile roof. Loose Boxes - brick with a slate roof. Crew yard sheds - of timber pole construction with a corrugated iron sheet roof .

Services
Mains electricity, drainage to a private system. Water is from a private borehole (currently also supplying Castle Farmhouse - Lot 2).

Rights of Access
Lot 1 has the benefit of a right of way at all times and for all purposes along the south western boundary of Lot 5 (as shown coloured brown on the Site Plan). The northern boundary of this Lot, known locally as The Beck, is maintained by the Environment Agency.

Easements, Wayleaves and Public Rights of Way
There is an easement in favour of National Grid in respect of an underground gas main crossing this Lot. There are wayleave agreements in favour of Northern Powergrid in relation to wood poles, stays and associated cables relating to this Lot. Public Footpath numbers 191 and 192 affect this Lot.

Outgoings
East Lindsey District Council: Council Tax. Lindsey Marsh Drainage Board: Drainage Rates. Environment Agency: General Drainage Charge

LOT 2 - FARMHOUSE AND PADDOCK
TOTALLING 4.07 ACRES (or thereabouts) as shown coloured dark blue on the Site Plan. Castle Farmhouse is a detached brick under concrete interlocking tile roof, house, in need of modernisation and set back from the public highway with access via a driveway through the grass paddock. The property has a solid fuel central heating system and offers the following accommodation:- Ground Floor : Entrance Lobby, Kitchen - with a range of floor units, fitted cupboards and one radiator, with plumbing for an automatic washing machine. Rear Kitchen - with a stainless steel sink unit. Middle Kitchen - with an open fireplace and one radiator. Lounge - with Parkray T solid fuel central heating stove, a cupboard and one radiator. Door to rear stairs. Rear Hall - with stairs off to first floor and one radiator. First Floor : LandingBathroom - with panel bath with shower over, pedestal wash hand basin, low flush w.c. and one radiator. Bedroom 1 - (double) dual aspect with one radiator. Bedroom 2 - (double) with one radiator. Bedroom 3 - (double) with one radiator, access through Bedroom 2 or via rear stairs. Outside there are lawned gardens around the house. There is a small range of outbuildings to the rear of the house, comprising former coal houses, garage, stores and stable.

Services
The property has mains electricity. Water is from a private borehole located at the farmyard (Lot 1) and in the event of Lot 2 being sold separately from Lot 1, Lot 2 will need to either reach an agreement for future supply of water from the Purchaser(s) of Lot 1 or obtain an independent connection from the Anglian Water main in the public highway. Drainage is to a private system.

Easements, Wayleaves and Public Rights of Way
There are wayleave agreements in favour of Northern Powergrid in relation to wood poles, stays and associated cables relating to this Lot.

Outgoings
East Lindsey District Council: Council Tax. Environment Agency: General Drainage Charge

LOT 3 - WOODLAND AND GRASSLAND
TOTALLING 25.39 ACRES (or thereabouts) as shown coloured green on the Site Plan. A block of un-managed woodland extending to 18.64 acres and including a Scheduled Ancient Monument known as Castle Hill Motte & Baileys Castle, together with an adjacent grass paddock extending to 6.75 acres, or thereabouts.

Easements, Wayleaves and Public Rights of Way
Public Footpath number 191 affects this Lot.

Outgoings
Environment Agency: General Drainage Charge

LOT 4 - ARABLE LAND, GRASS PADDOCK AND WOODLAND
TOTALLING 31.96 ACRES (or thereabouts) as shown coloured yellow on the Site Plan. A level block of arable land extending to 23.38 acres, or thereabouts, together with an adjacent grass paddock extending to 5.15 acres, or thereabouts. There is also approximately 3.43 acres of woodland.

Easements, Wayleaves and Public Rights of Way
There is an easement in favour of National Grid in respect of an underground gas main crossing this Lot.

Outgoings
Lindsey Marsh Drainage Board: Drainage Rates. Environment Agency: General Drainage Charge

LOT 5 - ARABLE LAND WITH GRASS PADDOCK
TOTALLING 46.88 ACRES (or thereabouts) as shown coloured light blue on the Site Plan. A level and regularly shaped block of arable land in a single enclosure extending to 40.38 acres, or thereabouts, together with a further area, currently a grass paddock, extending to 6.50 acres, or thereabouts. Natural England have confirmed that this grass paddock may be ploughed and brought into arable production, if required.

Rights of Access
There is a right of way at all times and for all purposes along the south western boundary of this Lot, for the benefit of Lot 1 (as shown coloured brown on the Site Plan). The drain forming the northern boundary of the grass paddock, and known locally as Old Eau, is maintained by the Lindsey Marsh Drainage Board.

Easements, Wayleaves and Public Rights of Way
There is an easement in favour of National Grid in respect of an underground gas main crossing this Lot. Public Footpath number 192 and Public Bridleway number 194 affects this Lot.

Outgoings
Lindsey Marsh Drainage Board: Drainage Rates. Environment Agency: General Drainage Charge

LOT 6 - ARABLE LAND
EXTENDING TO 43.64 ACRES (or thereabouts) as shown coloured orange on the Site Plan. A level block of arable land with extensive road frontage to both the A157 and the unclassified public highway known as Rats Pen Lane.

Easements, Wayleaves and Public Rights of Way
There are wayleave agreements in favour of Northern Powergrid in relation to wood poles, stays and associated cables relating to this Lot.

Outgoings
Environment Agency: General Drainage Charge

LOT 7 - ARABLE LAND
EXTENDING TO 11.37 ACRES (or thereabouts) as coloured pink on the Site Plan. A level block of arable land with direct frontage to the unclassified public highway leading from the A157 at North Reston, to Little Carlton.

Outgoings
Environment Agency: General Drainage Charge