MOBBERLEY, KNUTSFORD | FOR SALE BY AUCTION GUIDE PRICE £260,000 - £295,000 IN 5 LOTS LAND AT ORRELL HOUSE FARM, OSTLER’S LANE, MOBBERLEY, KNUTSFORD, CHESHIRE WA16 7LY Situated on the outskirts of the popular village of Mobberley the land extends to approximately 13.33 hectares (32.95 acres) in total. The land is mostly Grade III pasture some of which has a natural water supply. All lots have individual access gates from Council maintained roads. rd For Sale by Public Auction in 5 Lots on Thursday 23 April 2015 at The Railway Inn, Mobberley WA16 6LA at 7.00pm GENERAL REMARKS This sale will appeal to local farmers, landowners, investors and those with equestrian interests. The land was formerly part of Orrell House Farm and has been grazed in part by a local farmer for many years. The bridleway known as Laureen’s Ride runs adjacent to the land making the area attractive and ideally located for equestrian pursuits. Although the end of the Manchester Airport Runway isn’t far away the location is relatively quiet and unspoiled with many lifestyle and country residential properties nearby. Offered for sale by Public Auction in 5 lots the land is mainly suitable for grazing and is generally within a ring fence although divided by a number of quiet roads. DIRECTIONS From Knutsford tak e the B5085 Mobberley Road towards Wilmslow. After about 4.5 miles turn left onto Newton Hall Lane just before The Bird in Hand pub. Continue for about ¾ of a mile then bear left and t hen turn left to join Davenport Lane. The second left is then Ostler’s Lane and there are For Sale boards at the entrance gates to each Lot. LOT 1 – 0.31 ha (0.77 ac) Paddock (edged yellow on the sale plan) With residential properties to three sides and access from Blakeley Lane this small but usef ul paddock is well fenced and has recently been occupied for equestrian purposes. There is a public footpath crossing the north east most boundary. LOT 2 – 1.28 ha (3.17 ac) Pasture Land (edged brown on the sale plan) In the corner of Ostler’s Lane and Blakeley Lane and bordering Lot 3 this field has two access gates and is described as permanent grass. LOT 3 – 1.78 ha (4.40 ac) Pasture Land (edged green on the sale plan) This interesting parcel is accessed from both Ostler’s Lane and Blakeley Lane and laid out in a ‘T’ shape. The section to the east requires drainage improvements but the remainder is well managed and dry pasture land. LOT 4 – 3.89 ha (9.62 ac) Pasture Land (edged blue on the sale plan) Featuring a small wildlife pond to the boundary with Lot 5 this larger parcel could be described as well managed ancient pasture with a row of mature trees down the middle. LOT 5 – 5.63 ha (13.91 ac) Pasture Land (edged red on the sale plan) With a gate off Woodend Lane this is the largest lot in the sale. The field is split roughly in half with a row of mature infield trees. A natural water supply runs along the north boundary. BASIC PAYMENT SCHEME Entitlements to the Basi c Payment Scheme are not included in the sale. However entitlements may be purchased from the sellers’ agents separately if they are required. Successful purchasers will be asked whether or not they want to purchase entitlements during the signing of the contracts. ENVIRONMENTAL STEWARDSHIP The selling agents have not been made aware that any of the land is subject to any Environmental Stewardship schemes . SERVICES Mains water is not connected to any of the land. VIEWING Interested parties can view the land at any time so long as they have a copy of these sales particulars with th em. Please be aware that some L ots will have horses grazing in them and gat es must be closed at all times. The sellers or their agents take no responsibility for any injuries c aused whilst on the land. TENURE AND POSSESSION The property is sold Freehold with V acant Possession available on completion. METHOD OF SALE The property will be offered f or sale by Public Auction in 5 Lots or other such Lots that the sell ers decide before the sale. Completion is due to take place 20 working days after the auction or earlier by mutual agreement. The land will be offered subject to an undisclosed reserve price and the vendors reserve the right, through the auctioneers, to bid up to the se set reserve prices. LAND CLASSIFICATION AND SOIL TYPE The land is classified as being Grade III on the Agricultural Land Classification Maps and is further characterised as being seasonally wet and slightly acid but base rich loamy and clay soils. PLANS The plans and schedules attached to these particulars are based on the Ordnance Surve y maps and reproduced from Promap and are for reference and identification purposes only. DEVELOPMENT UPLIFT CLAUSE All of the land is sold subject to a development claw back clause reserving unto the vendors 40% of any increase in value attributable to the implementation of, or sale with the benefit of, planning permission for development over and above its current use within 30 years of the date of completion of sale. The Contract of Sale will provide further clarification of this. BOUNDARIES Any known boundary repairing responsibilities are denoted by ‘T’ marks on the plan. Where a ‘T’ mark is shown on a boundary between two Lots the purchaser of that Lot must erect a stock proof post and rail fence wi thin 28 days of completion unless otherwise mutually agreed. LOCAL AUTHORITY Cheshire East Council, Town Hall, Market Place, Macclesfield, SK10 1EA. Tel: 0300 123 5500 VENDORS’ SOLICITOR Dawn Chapman, Mills and Reeve LLP, 1 St James Court, Whitefriars, Norwich, NR3 1RU. Tel: 01603 693210 Email: [email protected] (will not be present at the auction sale) EASEMENTS, WAYLEAVES, COVENANTS AND RIGHTS OF WAY The property is sold subject to and/or with the benefit of all existing easements, wayleaves or rights of way. TOWN AND COUNTRY PLANNING The property is sold notwithstanding any description contained in these particulars subject to any Development Plan, Tree Preservation Order, Town Planning Scheme or Agreement Resolution or Agreement, or Notice which may be or may come to be in force subject to any statutory powers or bye-laws without obligation on behalf of the vendors to specify same. LOCATION PLAN GENE RAL INFORMATION RELATING TO SALES BY PUBLIC AUCTION GUIDE PRICE An indication of the sellers’ current minimum acceptable price at auction. The guide price or range of guide prices is given to assist prospective purchasers in deciding whether or not to pu rsue a purchase. It is usual, but not always the case that a provisional reserve range is agreed between the seller and the auctioneers at the start of marketing. As the reserve is not fixed at this stage and can be adjusted by the seller at any time up to the day of auction, in the light of interest shown during the marketing period, a guide price is issued. This guide price can be shown in the form of a minimum and maximum price range within which an acceptable sale price (reserve) would fall or as a s ingle price figure within 10% of which the minimum acceptable price (reserve) would fall. A guide price is different to a reserve price (see separate definition). Both the guide price and the reserve price can be subject to change up to and including the day of the auction. RESERVE PRICE The sellers’ minimum acceptable price at auction and the figure below which the auctioneer cannot sell. These reserve price is not disclosed and remains confidential between the seller and the auctioneer. Both the guide price and the reserve price can be subject to change up to and including the day of auction. CONTRACT AND CONDITIONS OF SALE The Contract and Conditions of Sale under which the property will be offered will be available for inspection by prospective purchasers at the Chelford office of the Auctioneers and Vendors’ solicitors offices at least 7 days prior to the auction date. The Auctioneers recommend prospective purchasers to inspect the contract and other documentation. The Contract and Conditions of Sale will n ot be read out in the Sale Room but p rospective purchasers will be deemed to have read them and purchase in full knowledge of the contents. The successful purchaser will be required to sign the Contract and pay a 10% deposit at the auction by personal cheque, Build ing Society cheque or Bank ers Draft. Cash deposits will not be accepted. The balance of the purchase price will be payable upon the completion date. MONEY LAUNDERING In accordance with the above Regulations, the successful purchaser must, at the conclusion of the Auction, provide one document from each of the following lists:- PERSONAL IDENTIFICATION: 1. Current signed Passport 2. Current full UK/EU Photocard Driving Licence 3. Inland Revenue Tax Notification 4. Firearms Certificate EVIDENCE OF ADDRESS: 1. Current UK Driving Licence 2. Public Utility Bill issued within the last 3 months 3. Local Authority Tax Bill 4. Bank, Building Society or other such organisation’s statement For the avoidance of doubt, a Driving Licence may be used to evidence identity or address, but not both. If a prospective purchaser is bidding as an Agent on behalf of the Buyer, proof of identity will be required from both the Bidder and the Buyer, together w ith a valid letter of authority from the Purchaser authorising the Agent to bid on their behalf.