Graham Watkins &

Graham Watkins & Co. Chartered Surveyors, Estate Agents, Auctioneers & Valuers

Padwick Farm, Bradshaw Lane, Bradnop, Leek, Staffordshire, ST13 7NN

For Sale By Public Auction (unless sold by private treaty)

To be offered For Sale as a Whole

The property is a ring fenced stock farm with a traditional stone and tiled farmhouse, in need of modernisation and improvement, together with a stone and tiled range of traditional farm buildings and other buildings and land extending to 141 acres or thereabouts

The dwelling comprises a traditional grade II listed stone built farm house which has a number of original features and is in need of modernisation and improvement but does have considerable potential to provide comfortable family living accommodation, subject to any necessary consents.

There is a good ‘L’ shaped range of traditional stone and tiled farm buildings which have been used for livestock housing but may have potential for alternative uses subject to any necessary consents. There are other farm buildings which have been used for livestock housing and fodder storage as described below.

The sale of the farm gives an excellent opportunity for interested parties to acquire a decent sized stock farm lying in a ring fence which has good potential to establish a separate farming business or to amalgamate with existing farms. The farm will be of particular interest to farmers, investors and also those with equine or leisure interests.

Viewing is highly recommended in order to appreciate the potential that Padwick Farm has to offer!

Guide Price: £800,000 - £900,000

Venue The Westwood Golf Club, Leek, Staffordshire, ST13 7AA at 7.30pm On Wednesday 25th September 2019

Joint Agents

❖ Graham Watkins & Co, 69 Derby Street, Leek, Staffordshire, ST13 6JL Tel: 01538 373308

❖ Fisher German, Rutherford Court, Staffordshire Technology Park, Stafford ST18 0GP Tel: 01785 257011 Directions If travelling from Leek take the A523 towards Ashbourne and at Bottomhouse cross roads take the right hand turn towards Ipstones onto the B5053, after approximately 1.3 miles turn right onto Ipstones Edge and follow this road for approximately 1.3 miles and the property will be found on the left hand side as indicated by the agents for sale board. A location plan showing the access road is included in these particulars.

Situation The property is approached from the council maintained lane known as Bradshaw Lane, from which direct access to the property is gained. The property is situated in a most desirable rural location with outstanding views over the surrounding countryside, being approximately 7.5 miles from Leek, 13 miles from Ashbourne and 18 miles from Buxton. As will be seen from the plan and inspection, the homestead lies in approximately in the middle of the farm giving good access to various fields, along with the privacy from neighbouring properties.

(1) Description - Farm House The property comprises a grade II listed traditional stone and tiled dwelling with stone mullion windows , which is in need of modernisation and improvement, with the property having a number of original features with the potential to provide spacious family living accommodation.

The property currently comprises the following accommodation:-

Front Entrance Door

Front Entrance Hall With red tiled floor and staircase off

Utility Area – 2.16m x 2.88m With sink unit and red tiled floor

Front Room – 5.37m x 3.80m With solid fuel stove and brick surround, red tiled floor and windows to two elevations

Living Room – 5.35m x 4.46m With windows to two elevations, exposed beams to ceiling, original open fire range and red tiled floor

Kitchen – 2.20m x 5.63m With range of kitchen wall and base units, sink unit, tiled floor

Rear Porch / Utility Area – 2.95m x 3.62m Constructed of stone with asbestos roof with sink unit, solid floor and windows to two elevations and rear entrance door

Pantry - 2.14m x 5.59m With flagged floor and stone stillages

Main Staircase leading to First Floor Landing and giving access to:-

Bedroom Number 1 – 4.08m x 5.40m With windows to two elevations

Dressing Room – 2.66m x 1.91m

Bedroom Number 2 – 4.73m x 3.52m Front Room

Cloak Room – 1.80m x 1.89m With wash hand basin

Box Room – 2.18m x 2.04m

Second Staircase leading to Rear Landing and giving access to:-

Bedroom Number 3 – 3.79m x 2.18m With windows to front elevation Kitchen Bathroom – 5.63m x 2.40m With bath, wash hand basin and water tank

Outside Adjoining the house there is a stone and tiled fuel store being 2.50m x 2.87m. Adjacent to the rear porch there is a garden area with a flagged path. To the front there is a further garden area with an ornamental pond and mature trees. Floor Plan of the Farmhouse

Pantry Living Front Room Room

Box Room Buildings The buildings lie in close proximity to the dwelling and the stone buildings are considered to have some potential for alternative uses, subject to any necessary planning or other consents. These buildings briefly comprise the following:-

(2) Stone and tiled single storey range comprising:-

Loosebox - 2.98m x 2.96m

Loosebox – 3.02m x 2.94m

(3) Adjacent there is a stone and tiled “L” shaped range with loft over part comprising:-

Loosebox – 5.51m x 4.60m

Loosebox – 5.53m x 4.26m

Shippon – 4.57m x 5.41m

Shippon – 4.75m x 5.56m

Adjacent Shippon for 22 – 5.57m x 21.24m

(4) Adjacent Loose Cattle Yard – 9.70m x 5.71m Constructed of concrete block with mono pitched roof

(5) To the rear there is a Loose Cattle Yard – 9.05m x 9.82m Constructed of timber and corrugated sheeting

Rear Yard giving access to:-

(6) Open Fronted Three Bay Building – 6.77m x 13.53m Constructed of timber and corrugated sheeting previously used for livestock housing and implement storage. (7) Pole Barn – 19.37m x 9.20m Constructed of timber and corrugated sheeting previously used to storing produce and fodder with adjoining lean to of similar construction.

(8) Loose Yard – 8.51m x 5.63m Constructed of concrete block

(9) Within the front yard area there is Former Milking Parlour and Dairy – 9.17m x 5.23m, 1.82m x 5.22m and 3.05m x 5.22m Constructed of profile sheeting

(10) Adjoining the main “L” shaped range mentioned above there is a corrugated Storage Building – 2.92m x 7.91m

Plan of the Farm Buildings (Corresponding Numbers)

10 2 1 3 8 9 7 6 4 5 Land The farm extends to 141 acres or thereabouts in total. The land is generally undulating in nature although there is a good proportion of reasonably level fields adjacent to the access farm track and the majority is laid to grass with some area of mature woodland as will be seen from inspection. The homestead lies approximately in the middle of the farm giving good access facilities to the surrounding fields.

The woodland lies principally around part of the perimeter of the farm giving good amenity value to the property and shelter for livestock grazing. A good proportion of the land has been used for mowing purposes and is considered to be in good heart and capable of producing good quality crops of grass. It is noted there is the remains of a stone building on the northern section of the land.

Services We understand that the property has a private water supply and mains electricity is connected.

Local Authority The local authority is Staffordshire Moorlands District Council. From our enquiries we understand that the dwelling house is grade II listed being originally listed in 1967. Interested parties should make their own enquiries with regards to this or any other planning matter as the traditional farm buildings may also be listed by association.

Grade II Listing It is believed that the dwelling house which was first listed in 1967 as grade II dates back to the 17th century and still has a number of original featues, giving character to the property. Full details of the listing can be found on the ‘Historic England’ website under list entry number ‘1188998’.

Please Note It maybe that the farm buildings could also be listed by association and interest parties should make there own enquiries from the relevant authorites with regards to this.

FOR IDENTIFICATION ONLY – NOT TO SCALE This plan is published for convenience only and although believed to be correct its accuracy is not guaranteed and it shall not be deemed to form part of the contract. Reproduced from the Ordnance Survey Map by Permission of the Controller of H.M. Stationery Office. Crown Copyright reserved.

Basic Payment Scheme The land has been registered with the RPA, and the entitlements will be available by separate negotiations should they be required.

Mineral and Timnber Rights So far as they are owned, the mineral and timber rights are included in the freehold title.

Sporting Rights The sporting rights are in hand and are included with the sale.

Mapping The plans provided in these particulars are indicative and for identification purposes only and interested parties should inspect the plans provided with the conditions of sale with regards to precise boundaries of the land.

Wayleaves and Easements The property is sold subject to and with the benefits of all rights, including rights of way, whether public or private, light, support, drainage, water and electricity supplies and other rights and obligations, easements, quasi easements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains and water, whether or not referred to in these stipulations, the particulars or special conditions of sale.

Conditions of Sale The conditions of the sale will be deposited at the offices of the auctioneers and the vendors solicitors seven days prior to the sale. They will also be available for inspection in the sale room on the day of the sale but will not be read at the sale.

Guide Price The guide price is issued as an indication of the auctioneer’s opinion of the selling price of the property. Each property offered is subject to a reserve price which is agreed between the seller and the auctioneer prior to the auction and which would ordinarily be within 10% (+/-) of the guide price. Both the guide price and the reserve price can be subject to change up to and including the day of the auction. For a full definition of guide price and reserve price please contact the auctioneers.

Money Laundering Regulations 2017 Please note under the above regulations all potential buyers who intend to bid at property/land auctions must register prior to the commencement of the auction and provide two forms of ‘ID’. • • A photographic ID, such as a current passport or new style UK driving licence.

AND • • A utility bill, bank or building society statement, or credit card bill issued within the previous three months, providing evidence of residency at the correspondence address.

Registration facilities are available in the auction room from 6:30pm.

Please Note The agent has not tested any apparatus, equipment, fixtures, fittings or services and cannot verify they are in working order or fit for their purpose, neither has the agent checked the legal documents to verify the freehold/leasehold status of the property. The buyer is advised to obtain verification from their Solicitor or Surveyor.

Viewing Strictly By prior arrangement through Graham Watkins & Co. Please email: [email protected] or telephone 01538 373308

Mortgage Provision If you are thinking of buying a property, either through us or another agent, and require mortgage advice then please contact our office with your details and we can get our independent mortgage advisor to contact you to arrange a free no obligation meeting

Solicitors Mr Henry Hutsby Hutsby Mees Solicitors 5/6 & 7A St Marys Grove Stafford ST16 2AT Tel: 01785 259211

Websites www.grahamwatkins.co.uk www.fishergerman.co.uk www.rightmove.co.uk www.primelocation.co.uk www.zoopla.co.uk

Messres. Graham Watkins & Co. for themselves and for the vendor or lessor of this property whose agents they are, give notice that: 1. All statements do not constitute any part of, an offer of a contract; 2. All statements contained in these particulars as to this property are made without responsibility on the part of the Messrs. Graham Watkins & Co. or the vendor or lessor; 3. None of the statements contained in these particulars as to this property are to be relied on as statements or representations of fact; 4. Any intending purchaser must satisfy himself by inspection or otherwise as to the correctness of each of the statement contained in these particulars; 5. The vendor or lessor does not make or give also Messrs. Graham Watkins & Co., nor any person in their employment has any authority to make or give, any representatives or warranty whatsoever in relation to this property. 6. None of the statements contained in these particulars as to this property are to be relied on as statements or representations of fact;