LEAVELAND COURT LEAVELAND · · ME13 0NP

LOCATION LEAVELAND COURT Leaveland Court is situated in a rural location just to the west of the A251 which runs between Faversham and Ashford. Faversham is only 5 miles to the north and provides a comprehensive range of day to day amenities such as LEAVELAND supermarkets, schools and leisure facilities along with a mainline rail station with access into London in just over an FAVERSHAM hour. Ashford, 10 miles south, also provides a comprehensive range of facilities and amenities and benefits from an international rail link with services to London in approximately 37 minutes and easy access to the continent. KENT ME13 0NP There are good national motorway network road links at both Faversham and Ashford via Junction 6 of the M2 and Challock - 3 miles Junctions 8 & 9 of the M20 which provide good access to the rest of the county and the country if required. Faversham - 5 miles Please see the Location Plan below for the exact location of the property in relation to its surrounding towns and Ashford - 10 miles villages. Maidstone - 19 miles Dover - 28 miles DIRECTIONS

A rare opportunity to purchase a Grade II* From Ashford, follow the A251 Faversham Road to Challock. At Challock, go straight over at the roundabout and follow this road for about 3 miles. Then take the first turning on the left after Badlesmere Lees signposted Belles Listed Farmhouse with attached Granary, Forstal/. Leaveland Court is 0.3 miles on your right. a significant range of farm buildings and paddock land situated just to the south of From Faversham, follow the Ashford Road south for nearly 4 miles and take the right turn signposted Belles Forstal/Throwley. Leaveland Court is 0.3 miles on your right. Faversham with easy access to the rest of the county. LOCATION PLAN • A Grade II* Listed Farmhouse with 8 bedrooms

extending to over 4,500ft² • Attached former Granary, Stables & Oast

Roundel with potential for conversion into residential, subject to the necessary consents • Detached Grade II Listed Kent Barn with

planning potential • Further range of general purpose farm

buildings with significant footprint (approx. 23,000ft²) • Fenced and gated Paddock Land to the north • In all approximately 6.87 acres

GUIDE PRICE: - £1,350,000

VIEWING: By appointment via the sole agent:

BTF Partnership Clockhouse Barn Canterbury Road Challock Ashford Kent TN25 4BJ 01233 740077 [email protected]

HISTORY Leaveland Court was originally purchased by the Vendor in 2000 together with a significant amount of agricultural land. The Farmhouse was included in an agricultural tenancy to the Scutt family, which was surrendered in October 2018. Following this, the agricultural land associated with the Farmhouse was sold. The Farmhouse, Buildings and Paddock Land were then let to the Scutt family on a Farm Business Tenancy which expires in October 2019.

DESCRIPTION Leaveland Court is situated within the Kent Downs Area of Outstanding Natural Beauty and comprises a detached Grade II* Listed Farmhouse which dates back to the 15th Century with a significant floor area throughout, extending to over 4,500ft². In addition, there is a Grade II Listed Kent Barn along with a further range of Farm Buildings and Paddock Land with the total extent of the property to be sold extending to 6.87 acres. The property can be broken down into a variety of component parts as shown above and a description of these parts is as follows: -

FARMHOUSE A Grade II* Listed detached Farmhouse of predominantly timber frame construction with exposed painted brick and plaster infill, set over two storeys with period timber features throughout. To the west is the attached former Granary dating from the 19th Century which is also of timber frame construction and weatherboarded to the upper elevations, all under a pitched clay tiled roof. To the rear of the Granary is the old Oast Roundel. Further details as to the exact construction can be found on the Historic Listing at the agent’s offices if required. Accommodation for descriptive purposes is as follows: -

The Entrance Porch leads to the front door opening to the Entrance Hall with Cloakroom with WC and wash basin and doors off to Drawing Room (double aspect) with fireplace and prominent timber features throughout. A further door leads off to the Kitchen/Breakfast Room with fitted units below, storage cupboards and AGA oven. A further door leads through to the Utility Room with plumbing for washing machine and door to the Side Garden. Also off the Entrance Hall is a further door to the Rear Garden, along with a door through to the Dining Room with log burner and door through to the Sitting Room. A door leads from the Sitting Room to the rear of the house where there is a general purpose Store Room with door through to the Farm Office. A further door leads off the Store Room to the unconverted ground floor of the Granary, Stables and Old Oast Roundel, all with significant potential for conversion and extending to approximately 1,343ft² over two floors.

Stairs lead from the ground floor Entrance Hall to the first floor Landing with a door to Bedroom 1 (Double), Bedroom 2 (Double) with En Suite with bath, WC and wash basin, Bedroom 3 (Double) with En Suite with bath, WC and wash basin and fitted storage cupboard, Bedroom 4 (Double) with En Suite with shower, WC and wash basin and fitted storage cupboard. A further door leads off the Landing to the oldest part of the house where there is Bedroom 5 (Double) with fitted storage cupboard, Bedroom 6 (Double) with En Suite with bath, WC and wash basin and fitted storage cupboard and Master Bedroom (Double) with prominent crown post beam, Jack and Jill En Suite Bathroom with airing cupboard, bath, WC, bidet and wash basin.

At the end of the Landing to the west of the house, there is a further door through to the converted part of the Granary which provides a Bedroom (Double), Bathroom with bath, WC and wash basin and Study Area on the first floor and a small Guest Kitchen on the ground floor, which can only be accessed from outside or from the flat above. This area can be entirely self-contained and leads through to the unconverted Granary, Stables and Oast Roundel. Floor plans of the property can be found below for further information.

Outside There are lawned and landscaped gardens to the front, sides and rear with a small Swimming Pool and Pool House situated in the corner of the rear garden. There is ample off road parking to the front of the house on a gravelled driveway, set at a significant distance back from the road to provide privacy. There is access from the Rear Garden to the majority of Farm Buildings and Paddock Land with an outside WC attached to the rear of the Farmhouse as shown on the floor plans below.

NOT TO SCALE

FARM BUILDINGS Originally forming part of the main yard at Leaveland Court, there is still a significant DETAILED BUILDINGS PLAN footprint of buildings ranging from modern to period, but all of which have been in agricultural use for several years. A breakdown of the buildings is as follows: -

1. Kent Barn – A Grade II listed Kent Barn of timber frame construction under a pitched Kent peg tiled roof. This building currently houses steel grain bins and 6 extends in total to about 3,000ft². 2. General Purpose Buildings – A range of general purpose agricultural buildings of predominantly timber frame construction under pitched corrugated steel roof. Extending in total to about 2,750ft². 3. Former Cattle Yard – A pair of former livestock buildings of timber frame 6 construction under a mono pitched corrugated fibre cement roof, currently used for general purpose storage and extending to a total of about 2,400ft². 4. Grain Store/Workshop & Machinery Store – A detached store of steel portal frame construction clad in corrugated steel sheeting with sliding loading doors, personnel door and concrete floor throughout. Extending in total to about 5,900ft². 5. Former Hay Barn – A detached former hay barn of timber portal frame construction housing grain silos with a timber frame Lean-To Pole Barn. Extending in total to about 7,000ft². FARMHOUSE 6. General Purpose Buildings – A range of general purpose buildings to the north of the Farmhouse of a variety of constructions in general use. The larger building was formerly a Danish Piggery. Extending in total to about 2,000ft². 5

Please see the Detailed Buildings Plan opposite labelling the buildings described above. The total footprint of the buildings at Leaveland Court extends to approximately 23,050ft².

PADDOCK LAND 3 The Paddock Land is situated predominantly to the north and the east of the 4 Farmhouse and is well fenced and used for grazing purposes. 3

The land itself is classified as Grade III on the Agricultural Land Classification Plan for England & Wales with soils consisting of the Batcombe, Carstens and Winchester Soil Series of flinty, silty, over clayey soils that have good drainage characteristics and are 2 used for a variety of cropping regimes throughout the South East. 1

The land is currently all laid down to grass and is grazed by livestock to keep it well managed. The land is in good order throughout and extends in total to approximately 4.35 acres.

The land and buildings at Leaveland Court provide an incoming purchaser with the opportunity to create an equestrian property if needed, with a good footprint of buildings that could be easily converted (subject to the necessary consents) and well drained and fenced paddock land for grazing as and when required.

SERVICES EPC RATING DEVELOPMENT UPLIFT CLAUSE Leaveland Court is connected to mains electricity and No EPC has been undertaken as Leaveland Court The area shown hatched blue on the Sale Plan will be mains water with drainage to a septic tank drainage Farmhouse is Listed. subject to overage. In the event that planning permission system. Approximate positions of the water pipe serving is granted over this area for residential development the property and septic tank are shown on the Sale Plan TENURE within 50 years from the sale, then the Purchaser shall be overleaf. Central heating is via an oil-fired boiler system. Leaveland Court is registered under part Land Registry required to pay the Vendor a sum equivalent to 25% of Title No K574656. Official copies of the Register and Title the uplift in land value created by the grant of planning BASIC PAYMENT SCHEME Plan are available from the selling agents on request. permission. We understand that the Paddock Land is registered with the Rural Payments Agency and the Basic Payment has The Farmhouse and Land to be sold previously formed PLANNING been claimed for the 2018 / 2019 cropping year on the part of the Tenancy of Leaveland Court Farm which was The house has been used for residential purposes for eligible pasture. Entitlements will not pass with the sale surrendered on the 11th October 2018. The property is many years and the associated land either as domestic of the freehold property. currently let subject to the terms of a Farm Business curtilage or as part of the wider farm. Tenancy which expires on the 10th October 2019. BOUNDARIES Completion of the sale with vacant possession cannot be There are two listed buildings included within the sale:- The purchaser must satisfy themselves on the location of anticipated prior to the 11th October 2019. A copy of the all boundaries from the Land Registry plans available. Farm Business Tenancy is available from the selling 1. Leaveland Court Farmhouse, which is a Grade II* agent’s offices on request. Listed building.

The boundary on the west is not easily determined on the 2. Kent Barn, which is a Grade II Listed Building. LOCAL AUTHORITY ground and it appears that there is a conflict between the Kent County Council, Invicta House, County Hall, registered Title and the land occupied. The Vendor is PLANS Maidstone, Kent ME14 1XQ. currently seeking to negotiate the acquisition of the strip The plans provided are for identification purposes only Or of land in question which falls within Title K835513, with and purchasers should satisfy themselves on the location Swale Borough Council, Swale House, East Street, the aim of being able to sell the property with registered of external or internal boundaries prior to offering. , Kent ME10 3HT. Title for all land over which the Vendor or its tenant have been in occupation. Please Note: The reference to the western boundary EASEMENTS, WAYLEAVES AND RIGHTS OF WAY issue earlier mentioned within the Boundaries section. The property is sold subject to and with the benefit of all ACCESS existing rights whether public or private, including rights of Access to Leaveland Court is directly off an unnamed PHOTOGRAPHS way, supply, drainage, water and electricity supplies or road to the south. As far as we are aware, this is an The photographs within the brochure were taken in May other rights, covenants, restrictions and obligations, adopted public highway and is maintained by Kent County and June 2019. quasi-easements and all wayleaves whether referred to Council. or not within these particulars. ACREAGES

METHOD OF SALE The acreages quoted are for guidance purposes only and There is a right of way along the western boundary for the The property is offered for sale by private treaty as a are given without responsibility. Any intending benefit of the neighbouring owner. There appears to be whole. Each party will bear their own legal costs purchasers should not rely upon as statement or no evidence of the exact route of this right of way other associated with the sale. representation of fact and must satisfy themselves by than as cited in the Root of Title Transfer dated 18th July inspection or otherwise as to the area being sold. 1984, a copy of which is available from the selling agent’s A comprehensive list of tenants’ fixtures and fittings is upon request. being compiled and will be available from the selling VIEWINGS agent’s offices on request. The Vendors and their agents do not accept any There is a Wayleave dated 30th November 1984 in relation responsibility for accidents or personal injury as a result to a variety of pole stays, the approximate position of COUNCIL TAX of viewings whether accompanied or not. Viewings are which are reproduced on the Sale Plan overleaf. Leaveland Court Farmhouse is classed as Band H. strictly by appointment only with the Vendor’s sole agent.

SALE PLAN

NOT TO SCALE DATE: 20/03/2019 rev 22/05/2019

© Crown copyright and database rights 2019 Ordnance Survey Licence 100022432

PURCHASER IDENTIFICATION AGENTS NOTES GUIDE PRICE In accordance with Money Laundering Regulations, we We wish to inform prospective purchasers that we have £1,350,000 are now required to obtain proof of identification for all prepared these sales particulars as a general guide and Purchasers. BTF employs the services of Smartsearch to none of the statements contained in these particulars AGENT DETAILS verify the identity and residence of Purchasers. relating to this property should be relied upon as a BTF Partnership statement of fact. All measurements are given as a guide Clockhouse Barn and no liability can be accepted for any errors arising Canterbury Road therefrom. We have not carried out a detailed or structural Challock, Ashford survey, not tested the services, appliances or any fittings. Kent TN25 4BJ T: 01233 740077 E: [email protected] REF – AC / R1200.2

BTF and any Joint agents for themselves and for the Vendors of the property whose Agents they are, give notice that (i) These particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a contract (ii) No person in the employment of or agent of or consultant to BTF has any authority to make or give any representation or warranty whatsoever in relation to this property (iii) Measurements, areas and distances are approximate, Floor Plans and photographs are for guidance purposes only and dimensions shapes and precise locations may differ (iv) It must not be assumed that the property has all the required planning or building regulation consents. A list of the Directors of BTF is available for inspection at each BTF Office.

www.btfpartnership.co.uk

Clockhouse Barn, Canterbury Road, Challock, Ashford, Kent TN25 4BJ