Manor Farm Hook Norton, Banbury, Oxfordshire OX15 5LU Manor Farm, Hook Norton, Banbury, Oxfordshire OX15 5LU www.sheldonbosleyknight.co.uk

Manor Farm Hook Norton, Banbury, Oxfordshire OX15 5LU

Chipping Norton (5 miles), Banbury (8 miles) and Oxford (25 miles)

A delightfully situated north Oxfordshire farm comprising of appealing stone-built Grade II Listed Farmhouse, range of barns with potential, land extending to 112.46 hectares (277.89 acres) and a pair of stone-built cottages.

The property is to be sold as a whole or in 4 Lots. Manor Farm, Hook Norton, Banbury, Oxfordshire OX15 5LU

Location Hall Private Schools, Bloxham (5 miles). Other schools include Kitebrook near Chipping Norton, and Winchester House School near Brackley, Kingham Hill and Sibford. There is a small doctor’s The farm enjoys a fine rural setting, lying to the north and south of Station Road, approximately 1 surgery in the village of Sibford (5 miles). Nearest hospitals are at Banbury and the renowned mile to the east of Hook Norton. This is a very popular village which has a thriving community and John Radcliffe Hospital at Oxford. a range of services including health centre, dentist, Church of England primary school, village church, two public houses, the famous Hook Norton Brewery, local shop and sports facilities. For sporting and leisure facilities, the nearest golf courses are at Tadmarton Heath, there is a sports and social club at Hook Norton, and another leisure centre at Chipping Norton. Private facilities Further amenities can be found at Chipping Norton (5 miles), Banbury (8 miles) and Oxford (25 are available at Soho Farmhouse, Great Tew (7 miles) subject to membership. miles). Mainline railway services and links to the M40 motorway can be found at Banbury. The property is to be sold as a whole or in 4 Lots. There is an impressive range of state and private schooling available, including Bloxham and Tudor www.sheldonbosleyknight.co.uk

Manor Farm Arranged over two floors, the accommodation briefly includes: On the ground floor: Entrance Hall (with steps down to cellar), Sitting Room, Dining Room, Snug, Office, Dairy, Kitchen/Breakfast Room and Utility Room. On the first floor: Five bedrooms and bathroom, together with a staircase Lot 1 comprises the main farmstead and land extending to approximately 74.11 hectares (183.13 leading up to the attics. Outside there are various domestic outbuildings. Gardens are laid to acres) and provides a mixture of temporary grass, permanent grassland and arable farmland. The lawn with mature trees and shrubs, etc. farm includes and surrounds Butter Hill lying within a ringfence to the south of Station Road.

The farm buildings comprise a mixed range of modern and traditional buildings mostly situated Manor Farm is approached over a private tarmacadam drive, some one third of a mile from the in and around the main farmstead. The range of modern buildings comprise a 4 bay steel frame highway and, originally built in about 1792 with a later wing, comprises a handsome Grade II Listed building with concrete floor, Atcost concrete-framed 3 bay fodder store, 4 bay Dutch barn, silage stone-built farmhouse with a roof of stone tiles and slate. Approached from the rear, the front of clamp with sleeper walls, all built around a single storey stone and corrugated tin former range of the house has appealing views across the garden and farmland with a south-easterly aspect. dairy buildings. Manor Farm, Hook Norton, Banbury, Oxfordshire OX15 5LU

Adjacent to the farmhouse there are various traditional buildings of brick and stone including a pasture fields have the benefit of stockproof fencing or boundary hedges or walls. Soils are separate 1 storey stone threshing barn with attached cattle byre, which could have development mixed, mostly designated as Reference 7 (Soilscape England), being freely draining on a slightly potential s½ubject to planning consent. acidic but base-rich soil with higher land of a sandier texture.

Lot 2 Comprises land to the north of Station Road extending to approximately 38.35 hectares Lots 3 and 4 - 1 & 2 Manor Farm Cottages Comprising a pair of semi-detached cottages with (94.76 acres) and lies within a ringfence, including pasture and arable land. There is direct access access off Station Road with a communal parking and turning area. The cottages are of stone off Station Road and the Lot includes part of a former railway line. To field 0222 there is currently construction under a slate roof. The cottages benefit from double glazing. The accommodation access by pedestrian gate only. for each is similar, on the ground floor two reception rooms, kitchen, bathroom, utility room, separate WC. On the first floor, two bedrooms. The property as a whole extends to approximately 112.46 hectares (277.89 acres) in total and is a mixture of temporary grass, permanent grassland and arable land. The majority of permanent www.sheldonbosleyknight.co.uk

Manor Farm Cottages

General Information Statutory Authorities Cherwell District Council – tel: 01295 227001 Services Oxfordshire County Council – tel: 01865 792422 Mains electricity and water are connected. Mains drainage is connected to the cottages only. Thames Water – tel: 0800 316 9800 The farmhouse drains to a septic tank. Tenure and Possession Possession of property is for sale freehold with vacant possession available after harvest 2019. The farmhouse has the benefit of a partial oil-fired central heating system. Mains water is connected to some of the pasture fields, a new mains water connection will be required to Fixtures & Fittings service Lot 2 (at the purchasers cost if required). All items mentioned in these particulars are included in the sale price, all others are expressly excluded. Manor Farm, Hook Norton, Banbury, Oxfordshire OX15 5LU

Field Schedule - Lot 1

SP Field Area Area Description SP Field Area Area Description Number Parcel No (Hectares) (Acres) Number Parcel No (Hectares) (Acres)

SP3733 1934 0.67 1.66 Farmhouse & Buildings SP3733 4046 7.93 19.60 Arable SP3733 1513 0.22 0.54 Drive SP3733 6939 5.98 14.78 Arable SP3733 0946 2.82 6.97 Permanent Pasture SP3733 3831 1.05 2.59 Woodland SP3733 0552 0.53 1.31 Woodland SP3733 5832 6.54 16.16 Permanent Pasture SP3733 Pt.1128 0.43 1.06 Scrub SP3732 5994 4.17 10.30 Permanent Pasture SP3733 2731 0.14 0.35 Permanent Pasture SP3732 8487 0.05 0.12 Scrub SP3733 2161 7.00 17.30 Arable SP3733 Pt. 0262 4.95 12.23 Permanent Pasture SP3733 4870 5.61 13.86 Arable SP3733 3111 10.17 25.13 Permanent Pasture SP3733 7079 8.93 22.07 Arable SP3733 6705 6.58 16.26 Arable SP3733 2040 0.25 0.62 Permanent Pasture SP3732 8570 0.09 0.22 Scrub & Watercourse

TOTAL 74.11 183.13

Boundaries Purchaser. It is understood that the Entitlement holder is prepared to transfer the Basic Payment Between the points A-B-C on the Sale Plan, to be fenced by others. Entitlements but this must be by separate arrangement.

Council Tax Banding The Purchaser will be required to comply with the Cross Compliance Regulations for the 2019 Manor Farmhouse: Band F scheme year from completion until 31st December 2019, and will indemnify the Vendor and the 1 Manor Farm Cottages: Band C BPS 2019 claimant for any loss or penalty as a result of any breaches. 2 Manor Farm Cottages: Band B Environmental Stewardship Basic Payment Scheme The land is not registered under any Environmental Stewardship Scheme. The land is registered with the Rural Land Register. It is anticipated that the current farmer will make the BPS claim in 2019 and that there should be no apportionment of claim value to the www.sheldonbosleyknight.co.uk

Field Schedule - Lot 2 Farm Plan SP Field Area Area Description Number Parcel No (Hectares) (Acres)

SP3734 0222 1.80 4.45 Permanent Pasture (Limited Access) Woodland/Disused SP3734 5205 0.88 2.17 Railway Line Woodland/Disused SP3734 7306 0.26 0.64 Railway Line Woodland/Disused SP3834 Pt.0209 0.27 0.67 Railway Line

SP3733 2394 4.89 12.08 Permanent Pasture

SP3733 6496 6.04 14.92 Permanent Pasture

SP3734 3840 24.21 59.82 Arable

TOTAL 38.35 94.76

Designations The land is listed within a Nitrate Vulnerable Zone. We are not aware of any other designations on the property.

Sporting and Timber Rights The sporting and timber rights insofar as they exist, are included in the freehold sale.

Minerals and Mineral Rights The mineral rights are included in the freehold sale.

Easements and Wayleaves Overhead electricity lines only. Manor Farm, Hook Norton, Banbury, Oxfordshire OX15 5LU

Manor Farm House Approximate Gross Internal Area: 328.8 sq.m / 3539 sq ft. Cellar: 12.4 sq.m / 133 sq ft. Total: 341.2 sq.m / 3672 sq ft. (inc store)

Ground Floor: First Floor: (Including store/utility room) 142 sq.m / 1528 sq ft. 186.8 sq.m / 2011 sq ft.

Plans, Areas and Schedules Viewings Areas are based on Promap digitised mapping data and the RPA Rural Land Register map. They Viewings are strictly by prior arrangement with the Selling Agents, Sheldon Bosley Knight, The have been checked and computed by the Selling Agents but the Purchaser should be deemed Corner House, Market Place, Shipston-on-Stour, Warwickshire CV36 4AG, tel: 01608 661666. to have satisfied themselves as to the description of the property. Any error or mis-statement shall not annul the sale. Health & Safety We would like to bring to your attention that this is a working farm and request that you take Boundaries & Rights of Way considerable care for your own personal wellbeing during viewings. The Purchaser shall be deemed to have full knowledge of all boundaries, and neither the Vendor nor the Selling Agents will be responsible for defining the boundaries of ownership thereof. Vendors Solicitors There are some public footpaths. Lodders Solicitors LLP, Number Ten Elm Court, Arden Street, Stratford-upon-Avon, Warwickshire, CV37 6PA. Tel: 01789 206166. Contact: James Spreckley.

1 Manor Farm Cottages 2 Manor Farm Cottages Approximate Gross Internal Area: 89.8 sq.m / 966 sq ft. Approximate Gross Internal Area: 92.1 sq.m / 991 sq ft.

Ground Floor: First Floor: Ground Floor: First Floor: 57.2 sq.m / 616 sq ft. 32.6 sq.m / 350 sq ft. 59.5 sq.m / 640 sq ft. 32.6 sq.m / 350 sq ft.

Illustrations for identification purposes only, measurements are approximate, not to scale.

EPC Certificates Sheldon Bosley Knight for themselves and for the vendors of the property whose agents they are

1 Manor Farm Cottages 2 Manor Farm Cottages give notice that these particulars do not constitute any part of a contract or offer and are produced in good faith and set out as a general guide only. The Vendor does not make or give, and neither Sheldon Bosley Knight and any person in this employment has an authority to make or give any representation or warranty whatsoever in relation to this property. Whilst we endeavour to make our sales particulars accurate and reliable, should there be any point which requires clarification please contact this office. This may be particularly important if you are contemplating travelling some distance to view the property. Directions From Banbury, take the A361 out of Banbury through the village of Bloxham, turning to the right along the Milcombe to Hook Norton Road for approximately 4 miles. Lot 1, Manor Farm is located on the left-hand side before the village of Hook Norton off Station Road, identified by the For Sale Board. Postcode: OX15 5LU.

The Corner House, Market Place, Shipston-On-Stour, CV36 4AG Tel: 01608 661666

Offices also at: Evesham, Kenilworth, Leamington Spa & Stratford upon Avon sheldonbosleyknight.co.uk