Toft Farm and Tofty Barn Barkston Road, Marston, Grantham, Lincolnshire

329.39 Acres (133.30 Ha) Highly productive arable land and modern farm buildings. Price on Application

Tofty Barn Barkston Road, Marston, Grantham, Lincolnshire NG32 2HN

Hallway | Living room | Dining room/Family room | Farmhouse kitchen | Office Utility room | Cloakroom | 3 bedrooms En-suite bathroom | Family bathroom Double garages | Gardens | Range of stables Stores | Greenhouse/potting shed Ménage and paddock

An immaculately presented

home situated in this

sought after village

GeneralThe sale of Tofty Barn and Toft Farm offers a rare opportunity to acquire an attractive and substantial farmhouse, together with a productive arable farm with modern flexible farm buildings that provide a viable farming unit.

Method of Sale The farm is offered for sale by Private Treaty either as a whole or in a combination of lots.

Tenure and PossessionThe farm is offered for sale freehold with vacant possession.

The holding has been farmed to an extremely high standard by the owner and is one of the most productive farms in the district.

Potential purchasers will have the ability to enter the holding and immediately establish crops in clean, weed free stubbles.

As a potential investment we are of the opinion the holding would let quite readily under a Farm Business Tenancy, thereby providing significant Inheritance Tax benefits.

DescriptionLOT 1 Tofty BarnTofty Barn is an immaculately presented home situated in this sought after village.

The property has a lovely outlook across open countryside and fields and is available with various outbuildings, stables, a 1.63 acre paddock and ménage.

The ground floor accommodation briefly comprises entrance hall, spacious farmhouse kitchen, office, utility room, cloak room.

There is a living room and dining/family room, whilst on the first floor there are three bedrooms, family bathroom and en-suite. Outside there are two double garages and ample parking facilities, private gardens with open views and a variety of outbuildings and stables. The property benefits from an oil fired heating system and fibre optic broadband.

SituationGrantham is an historic and growing market town situated on the old Great North Road (A1) and East Coast main line linking the town to London (Kings Cross) in just over an hour. Within the town there are both girls’ and boys’ grammar schools, also a number of primary, secondary and nursery schools. Grantham boasts a wealth of further amenities such as health, leisure and shopping including a variety of independent and national chain shops as well as a Saturday street market.

DirectionsFrom our Offices on St Peter’s Hill continue along to the traffic lights at the junction of London Road, take the right hand lane and turn on to Wharf Road. Continue along this road and at the second set of traffic lights take the left hand lane and turning on to A607 Harlaxton Road signposted Melton Mowbray. Continue along this road out of Grantham and at the roundabout take the second exit signposted A1 northbound. Join the A1 and proceed for approximately 5 miles.

Following signs for Marston proceed across the A1 onto Toll Bar Road, into the village of Marston. Upon entering the village take the first right hand turn into Pinfold Lane and at the end of Pinfold Lane turn left and the property can be found on the right hand side approximately 100m along the road identified by our ‘For Sale’ board.

AccommodationAll dimensions are approximate and are taken from plaster to plaster or internal wall faces. Photographs are taken using a wideangle lens.

Ground Floor Main uPVC entrance door leading to:

Hallway Having ceramic tiled flooring, radiator and coving to the  ceiling.

Living Room 22’1” X 17’3” Max (6.73M X 5.26M Max)

Having uPVC window to the front elevation, uPVC glazed high top arched glazed panels with views over the garden, paddock, ménage and open countryside, stairs leading to the first floor, TV point, wall light points, radiator and coving to the ceiling. French doors leading to:

Dining Room/Family Room 17’5” X 16’ (5.31M X 4.88M)

Having two uPVC windows to the front elevation, one uPVC window to the rear elevation, TV point, wall lights, radiator and coving to the ceiling.

Farmhouse Kitchen 15’2” X 14’5” Excl Lobby Area (4.62M X 4.39M Excl Lobby Area)

Having two uPVC windows to the front elevation offering views over the garden and open countryside, ceramic tiled flooring, being fitted with a range of both wall and base units with worksurface, complementary tiled splashbacks, inset one and a half bowl sink unit and drainer, ‘Rangemaster’ Aga with extractor hood over, TV point and integrated fridge and freezer.

Kitchen Lobby Area 7’5” X 6’6” (2.26M X 1.98M)

Office 13’6” x 8’ excluding cupboards (4.11m x 2.44m excluding cupboards)

Having uPVC window to the front elevation, ceramic tiled flooring, range of fitted floor-to-ceiling storage cupboards, floor-mounted oil fired boiler system, telephone point, loft access, radiator and coving to the ceiling.

Utility Room 16’9” Max X 9’5” (5.11M Max X 2.87M)

Having base units, one and a half bowl stainless steel sink unit, tiled splashbacks, ceramic tiled flooring, plumbing for washing machine, extractor, radiator, coving to the ceiling and uPVC door and window to the front elevation.

CloakroomHaving tiled flooring being fitted with low level WC and radiator.

First Floor LandingA galleried landing having radiator, beams to the ceiling, access to loft space and doors off to:

Bedroom One 15’1” X 12’6” Incl Recess (4.60M X 3.81M Incl Recess)

Having uPVC window to the front elevation with views over the garden and open fields and countryside, beams to the ceiling, range of fitted wardrobes, TV point and radiator.

En-Suite Bathroom 11’8” X 5’4” (3.56M X 1.63M)

Being fitted with low level WC, pedestal wash hand basin, bath with shower attachment, walk-in shower cubicle, complementary tiling to the walls, extractor fan, radiator and beams to the ceiling.

Bedroom Two 13’1” X 8’3” (3.99M X 2.51M)

Having uPVC window to the side elevation, radiator and beams and coving to the ceiling.

Bedroom Three 8’8” X 8’5” (2.64M X 2.57M)

Having uPVC window to the front elevation, radiator and coving to the ceiling.

Family BathroomHaving uPVC window to the front elevation, being fitted with low level WC, pedestal wash hand basin and panelled bath, complementary tiling to the walls, extractor, radiator and coving to the ceiling.

OutsideThe access to the property is from Barkston Road through a five-bar wooden gateway which leads to a gravelled driveway which sweeps round to the property and to a gravelled hardstanding area, garaging and workshop.

Further Set Of Double GaragesOne of the garages is currently being used as a workshop. Both garages have twin up and over doors, power points and lighting, mains consumer unit, three-phase electrics, access to loft space, courtesy door and window.

GardensA further five-bar gate leads to the main front garden area which is predominately laid to lawn with paved pathways leading across the front of the property and round past the stables to a gravelled courtyard area with mature shrubs, outside lighting and tap.

Dunster Summer House with power point and French doors. Poly tunnel and raised fruit beds.

Range Of StablesComprising:

Main StoreHaving uPVC door and oil storage tank.

StableHaving stable door and lighting.

Two Further Open Stables

Greenhouse/Potting Shed Opening to:

Third StableHaving rubber floor matting.

Ménage And PaddockPartly fenced ménage and paddock measuring approximately 1.63 acres.

AccessTofty Barn has a right of way over the land hatched red on the plan.

Garage 15.83 x 4.80

19'2" x 15'9"

Utility4.52 x 2.91

14'10" x 9'7"(Maximum)

Office4.52 x 2.44

14'10" x 8'0"

Kitchen4.52 x 4.42

14'10" x 14'6"Living Room6.71 x 5.2922'0" x 17'4"

Dining Room/Family Room5.29 x 4.85

17'4" x 15'11"

Garage 25.83 x 4.80

19'2" x 15'9"

MasterBedroom

5.25 x 3.8617'3" x 12'8"

Bedroom 24.00 x 2.5313'1" x 8'4"(Maximum)

Bedroom 32.68 x 2.578'10" x 8'5"

LowerLevel

Storage3.59 x 2.40

11'9" x 7'10"

Barn 44.03 X 3.60

13'3" X 11'10"

Barn 34.20 x 4.03

13'9" x 13'3"

Barn 26.11 x 4.0320'1" x 13'3"

SkyBarn 1

6.15 x 6.0620'2" x 19'11"(Maximum)

Ground Floor

First Floor

E

WS

N

Tofty Barn, Barkston Road, Marston, GranthamApproximate Gross Internal Area

Main House = 1863 Sq Ft/174 Sq MGarages = 610 Sq Ft/57 Sq M

Barn = 973 Sq Ft/90 Sq MStorage = 93 Sq Ft/9 Sq M

Total = 3539 Sq Ft/330 Sq M

FOR ILLUSTRATIVE PURPOSES ONLY - NOT TO SCALEThe position & size of doors, windows, appliances and other features are approximate only.

© ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8241804/MSZ

EntranceHall

Floorplans

Approximate Gross Internal AreaMain House = 1863 Sq Ft/174 Sq MGarages = 610 Sq Ft/57 Sq MBarn = 973 Sq Ft/90 Sq MStorage = 93 Sq Ft/9 Sq MTotal = 3539 Sq Ft/330 Sq M

Set Of Double GaragesHaving electric up and over doors, power points and lighting, rear courtesy door and uPVC window.

The LandSoilsThe Soil Survey of England and Wales has identified the soils at the northern end of the holding, being of the Wickham No. 2 Series, being a slow seasonally waterlogged loamy soil suited to the production of winter cereals, being predominantly Lot 4. Lot 3 and part of Lot 5 has been identified as being of the Blackwood Series, deep permeable, sandy, course, loamy soil suited to potatoes, sugar beet and cereals.

The soils in Lot 6 are identified as being of the Benchworth Series, a clayey soil suited to the production of winter cereals.

DrainageThe farm has been extensively drained with detailed plans being available at Escritt Barrell Goldings Grantham office.

Lot 2 – 0.77 Acres (0.31 Ha.)Comprises farm buildings and a 0.42 Acre (0.17 Ha.) paddock. The buildings are:

A) Three Bay corn store 18.5 m x (60’7”) x 19.8 m (65’) with galvanised grain walling to 3.05 m (10 ft) and a central air duct. Two roller shutter doors and a fan house. The building will hold approximately 800 Tonne of wheat. There is a substantial concrete pad in front of the building for ease of loading and unloading.

B) Four bay machinery store and workshop 18.30 m x (60’) x 12.20 m (40’) with breeze block walls, concrete floor and three phase electricity.

C) Machinery store 22.80 m x (75’) x 4.38 m (14’) with box profile sheeting and roller shutter door.

The purchaser of Lot 3 will be granted a right of way at all times and for all purposes over the track marked C to D on the plan. The purchaser of Lot 3 is to contribute 20% to the maintenance of the track to a standard suitable for agricultural or equestrian purposes.

Lot 3 – Est. 29.68 Acres (Est. 12.01 Ha.)Comprises two productive arable fields with access to a highway on the southern boundary and the northern boundary being the River Witham. The fields are level and well drained and are in arable production. The purchaser of Lot 3 will be granted a right of way at all times and for all purposes over the track marked C to D on the plan.

Lot 4 – 90.05 Acres (36.44 Ha.)Comprises a single field of almost 90 acres with an environmental feature in the south west corner.

The field is level, being well drained with access from a track that forms the northern boundary. The southern boundary is the River Witham. The field is in arable production and is of a convenient shape and size for modern agricultural machinery and practises.

Lot 5 – 125.3 Acres (50.71 Ha.)Comprises a single block of arable land divided into five fields ranging in size from 7 acres to 39 acres. The land is level and well drained. The fields are of a convenient shape and size for modern agricultural machinery and practises.

The soils range from a light sandy soil on the western boundary to a stronger loamy soil on the east adjoining the railway line.

Access is obtained from the public highway on the western boundary known as Cliff Lane. There is also access between the points E to F as marked in blue on the plan.

Lot 6 – 81.96 Acres (33.17 Ha.)Comprises a single arable field, being level and well drained. Access is obtained from Cliff Lane that forms the western boundary.

Sporting RightsThe sporting rights and the fishing on the River Witham are included in the sale, in so far, as they are owned.

Basic Payment SchemeAll of the land has been registered on the Rural Land Registry (RLR) and is available to set against entitlements under the Basic Payment Scheme. The entitlements will be transferred, at no extra cost to the purchaser, on the following basis: The entitlement transfers will be subject to the purchasers being active farmers, no allowance will be made to the purchase price if the purchaser is not an eligible applicant.

Name Lot Plan No. Field No. Acres Hectares 2015 2014 2013 2012 2011

Paddock & Menage

1 Sk 8943 4539 PT.5130

0.77 0.86

1.63 0.31 0.35

0.66

Paddock & Building

2 0.77 0.31

Home Field 3 SK 8943 Pt. 5130 Est. 9.29 Est. 3.76 O.S.R W.W. O.S.R. W.W. PeasRiver Carr SK 8943 8229 20.39 8.25 O.S.R. W.W. O.S.R. W.W. Peas

Est. 29.68 Est. 12.01Frinkley 4 SK 8943 8770 89.80 36.14 S.W./W.W. W.W. O.S.R. W.W. O.S.R.

SK 9043 0836 0.25 0.1090.05 36.24

Long Leytons 5 SK 8941 6082 26.04 10.54 O.S.R. W.W. Pot. W.W. Peas

White Brigg SK 8941 6362 29.75 12.04 O.S.R. W.W. Fallow O.S.R. W.W.Little Hurn SK 8941 9885 7.66 3.10 O.S.R. W.W. Pot. W.W. PeasGreat Cliff SK 9041 3474 22.78 9.22 W.W Peas W.W. O.S.R. W.W.

Great Hurn SK 9041 1152 39.07 15.81 W.W Peas W.W. O.S.R. W.W.125.30 50.71

Cliff Field 6 SK8940 7791 81.96 33.17 W.W O.S.R. Fallow W.W. Peas329.39 133.30

Lot No. of Entitlements 2016 Value in Euros (Estimated)

1 0.21 €238.2 per Entitlements

2 0.15 €238.2 per Entitlements

3 11.82 €238.2 per Entitlements

4 36.34 €238.2 per Entitlements

5 50.36 €238.2 per Entitlements

6 33.16 €238.2 per Entitlements

Total 132.04

Schedule & Cropping

W.W. = Winter Wheat, S.W. = Spring Wheat, O.S.R. = Oilseed Rape, Pot = Potatoes

TenantrightIn addition to the purchase price the purchaser will pay the sum of £11,800 plus VAT for the fertilisers that have been applied to the stubble.

No allowance will be made for any dilapidations.

Drainage Charges/Drainage RatesThe Environment Agency levied a drainage charge of approximately £360.00 for the period from 1st April 2015 to 31st March 2016.

The Upper Witham Internal Drainage Board have levied a drainage rate of £136.73 for the period from 1st April 2015 to 31st March 2016.

Easements, Wayleaves and Rights of WayThe property is sold subject to all existing rights including any rights of way whether public or private, light, support, drainage, water and electricity supplies and all other rights and obligations, easements, quasi easements and any other wayleaves whether it is referred to or not within these particulars.

The rights the vendor is aware of are:

Private Water Main An easement for a private water pipe running from north to south in Lot 5.

Electricity Lines There are two electricity lines across Lot 6 and one crossing Lot 5.

Footpaths There is a public footpath crossing both Lots 1 and 3.

Mineral RightsAll mineral rights are included, in so far as they are owned.

Nitrate Vulnerable ZoneThe farm lies within a Nitrate Vulnerable Zone.

VATShould the sale of the whole or any part of the property be regarded as a chargeable supply for the purpose of VAT and such tax will be payable by the purchasers in addition to the sale price.

Plans and Schedules The plans and schedules attached to these sale particulars are based on the Rural Land Registry plans dated 25th March 2015 and are produced in good faith. They are for illustrative purposes only and their accuracy is not guaranteed.

ViewingThe farmhouse and farm buildings are strictly by appointment through Escritt Barrell Golding.

The land may be inspected at any reasonable time of day by individuals who are in possession of a set of sale particulars.

Farm SaleThe vendor reserves the right to hold a farm machinery sale on the land.

HoldoverThe vendor reserves the right to store his 2015 harvest in the farm buildings until the 31st July 2016. The vendor will be responsible for any electricity used.

Farm EquipmentThe farm equipment that has been used to farm the holding may be available by separate negotiation.

Vendors Solicitor Mr J Blatherwick Messrs Tallents Solicitors 3 Middlegate Newark Tel No.: 01636 671881 Notts. Fax No.: 01636 700148 NG24 1AQ DX: 11801 Newark

Selling Agents If you have any queries regarding the land, please contact:

Mr Geoffrey Bishop 01476 541106 07712 771062

E-mail: Geoffrey.Bishop@EBGproperty.co.uk

Mrs Lucy Kay 01476 541108 07926 471602

E-mail: Lucy.Kay@EBGproperty.co.uk

If you have any queries regarding the property and paddock, please contact

Mr Mark Brammer 01476 590211E-mail: Mark.Brammer@EBGproperty.co.uk

Chartered Surveyors, Estate Agents 01476 590211

Letting, Commercial & Agricultural 01476 565371