Rectory Farm is located on the edge of the desirable and pretty village of Langford in West Oxfordshire which is home to a primary school and the popular and award winning pub The Bell Inn. The larger Gloucestershire market town of Lechlade-on-Thames lies 4 miles to the south west of Langford and boasts plenty of cafés and bakeries, pubs and shops. The Oxfordshire town of Faringdon lies 6 miles to the south east and provides a good range of amenities including supermarkets, schools and access to the wider transport network.
The Oxfordshire town of Burford known as the gateway to the Cotswolds and located adjacent to the River Windrush is just 7 miles to the north of Langford. Famed for its good array of shops, cafés, pubs and the popular Burford Garden Centre.
Rectory farm is available as a whole or in upto nine lots.
Lot 1 Rectory Farmhouse and Farm buildings. About 14.94 acres (6.05 ha): Dating back to circa 17th Century with later additions, Rectory Farmhouse is Grade II Listed and boasts huge potential. It is understood the farmhouse occupies the site of the medieval Rectory House. Located off Church Lane on the southern edge of Langford the farmhouse is positioned in a private spot with the benefit of being within walking distance to local amenities. Comprising four good sized reception rooms and five double bedrooms over two floors, the farmhouse provides superb family living space.
The front elevation and former front entrance to the farmhouse is adjacent to Church Lane where there is also a private parking area. Through the original front door into the entrance hall there is access to the large farmhouse kitchen located centrally to the house with Aga and flagstone floor. Adjoining the kitchen is a hallway which provides access to the utility room and pantry and also the large drawing room with fireplace and attractive sash windows overlooking the garden and Church Lane. Back to the entrance hall there is an adjoining sitting room with large fireplace, door to the garden and sash windows; a dining room with large fireplace and curved doorway with stone edges providing access to the walled garden and internal door to the games room. The games room can also be accessed from the conservatory which is located on the southern elevation of the house and provides the everyday access to the farmhouse from a large private parking area. A unique curved staircase is taken from the entrance hall to the first floor where there is the principal bedroom with built-in wardrobes and large ensuite bathroom. Three further bedrooms and a family bathroom are found on the first floor. On the second floor is the fifth bedroom with four adjoining attic rooms, with good ceiling height, which have been used for storage purposes in the past but could provide further bedrooms and/ or office space (subject to the correct planning permissions).
Rectory Farmhouse is a wonderful character property with a huge amount of potential. The property would benefit from modernisation throughout and with the correct planning permission(s) could be converted on the second floor to provide further bedrooms.
Gardens and Grounds: The gardens at Rectory Farmhouse are attractive and peaceful, surrounding the farmhouse to the eastern, western and southern elevations. The gardens are mainly laid to lawn with flower beds and mature trees. Part of the garden benefits from a large feature garden wall adding further privacy. The gardens are well laid out, ideal for relaxing and entertaining but there is also the opportunity to enhance the gardens if desired.
Located adjacent to the farmhouse, separated by a garden path, is a former agricultural outbuilding which is currently utilised as a log store and for other storage purposes. The building is of part timber construction with tiled roof and part open fronted with an enclosed pump room at the end which is of stone construction with a slate roof. The building provides good amenity use but could also be utilised for other purposes if required (subject to the correct consents).
Private parking is located to the south of the farmhouse and is currently gravelled providing easy access to the back door, double garage and adjoining workshop.
Farm Buildings: The farm buildings at Rectory Farm are located to the west of the farmhouse and share the same entrance. Until recently they have been used as part of the former dairy farm and are a range of modern and traditional structures. In brief the buildings comprise; a traditional Grade II Listed two storey former Dovecote, double span part clad modern livestock building, steel portal framed and clad agricultural building, traditional stone built storage building with adjoining lean-to, 6 x bay steel portal framed open fronted building, 4 x bay open fronted steel portal framed building, steel portal framed livestock building with adjoining lean-to with open sides, 6 x bay open sided pole barn and adjoining stables and a stone built garage with 2 x double doors. The farm buildings have been utilised mainly for agricultural purposes however with the correct permissions they could provide the scope for alternative uses. Land
Beyond the farm buildings is approximately 10.97 acres of farmland currently used for grazing purposes and split into three good sized enclosures lending itself for use as pony paddocks or amenity use to the farmhouse and farm buildings. The boundaries are fenced and hedged with internal field gates.
Lot 2 (A & B) Farmland at Rectory Farm
Lot 2A About 411.97 acres (166.72 ha): The farmland at Rectory Farm is located to the west of the main farmstead at Rectory Farm within a ring fence and compromising mainly arable land (approximately 299 acres) and permanent pasture (approximately 101 acres). The land is level and productive with areas of mature woodland (approximately 6 acres). Split into good sized enclosures and with many roadside access points as well as internal field gates the land is easily accessible and lends its self to commercial farming. The Langford Brook borders the land to the south adjacent to the permanent pasture fields. The land has previously been used for arable and livestock use and is mainly well fenced with livestock fencing and natural hedgerows.
Located between fields 0162 and 0697 is a traditional dilapidated stone built agricultural building. Currently utilised for agricultural purposes it could have the potential for alternative uses with the correct permissions. All of the land is included subject to an FBT which expires on 24th June 2021 with holdover for grazing and the harvesting of growing crops.
This Lot has attracted interest from parties considering renewable energy schemes including solar PV to date and is considered to be viable subject to grid availability.
Lot 2B About 4.48 acres (1.81 ha): Comprising level pastureland on the south western edge of the village the land is ideally suited for grazing or amenity uses. Access to the land is currently taken from Lot 1 and 2a.
Lot 3 6 Church Lane Cottage, Langford. About 0.15 acres (0.06 ha): Located at the end of Church Lane is 6 Church Lane Cottage a detached property of part traditional stone construction (with later additions) with a large garden and views across the neighbouring fields. Through the front door you come into the entrance hall which provides access to the kitchen with adjoining larder, the dining room with fireplace and sitting room. At the end of the hallway is a boot room with back door to the garden and adjoining utility room. On the first floor are three good sized double bedrooms and a family bathroom.
Outside to the north and west of the cottage is a large sheltered garden mainly laid to lawn. The garden is accessed via the back door and also the garden gate which leads onto Church Lane.
The cottage benefits from an oil fired central heating system, mains water and private drainage.
Lot 4 (A&B) Langford Paddock
Lot 4A - About 2.40 acres (0.97 ha): A single paddock in Langford extending to approximately 2.59 acres (1.05ha) and located behind St Matthews Church. The land is accessed via a five bar gate from Church Lane and provides superb grazing or amenity potential. A secondary access is taken from Lot 1.
Lot 4B -About 0.19 acres (0.08 ha): A level area of pastureland accessed off Church Lane.
Lot 5 1 & 2 Lechlade Road Cottages, Langford. About 0.23 acres (0.09 ha): 1 and 2 Lechlade Road Cottages are a pair of traditional semi-detached stone built cottages located on the edge of the desirable village of Langford. The cottages boast a superb location with views across the neighbouring farmland.
1 Lechlade Road Cottage is set out over two floors with a kitchen, utility room with adjoining bathroom and sitting room with a woodburner on the ground floor with a principal double bedroom, two further double bedrooms and family bathroom on the first floor.
Outside are gardens to the front and rear mainly laid to lawn with a stone wall at the end of the back garden overlooking the neighbouring fields. The property benefits from mains water, private drainage and electric storage heating.
2 Lechlade Road Cottage is set out over two floors with a kitchen, utility room with adjoining bathroom and sitting room with a woodburner on the ground floor with a principal double bedroom, two further double bedrooms and a family bathroom on the first floor.
Outside are gardens to the front and rear which are mainly laid to lawn with flower beds. To the western boundary is a traditional stone built outbuilding.
The property benefits from mains water and private drainage and is currently occupied on an Assured Shorthold Tenancy (AST).
1 & 2 Lechlade Road Cottages provide a fantastic opportunity to purchase two cottages in a desirable location with the potential to update and modernise.
Lot 6 Pastureland off Broadwell Road, Langford. About 40.63 acres (16.44 ha): The land off Broadwell Road is located on the northern edge of Langford and is an attractive block of pastureland with interspersed areas of woodland. The pastureland is level and productive and totals approximately 39 acres suitable for grazing purposes with approximately 1.7 acres of woodland. Broadwell Brook borders the land to the north providing an attractive outlook.
The land is accessed from two gateways off Broadwell Road and also via a path taken from Station Road and is currently occupied under an FBT which expires on 24th June 2021 with holdover for grazing and the harvesting of growing crops.
Lot 7 Land at Langford Down. About 98.35 acres (39.81 ha): Situated approximately 2 miles to the west of Langford the land at Langford Down is approximately 97 acres of level and productive arable land split into three good sized enclosures with approximately 1.35 acres of mature woodland. The Langford Brook borders the land to the northern boundary. The land is currently subject to a Farm Business Tenancy (FBT) which expires on 24th June 2021 with holdover for grazing and the harvesting of growing crops and is accessed from the A361 main road (between Little Faringdon and Broughton Poggs).
Method of sale: Rectory Farm is offered for sale as a whole, or in up to 9 lots by private treaty.
Wayleaves, easements and rights of way: The property is being sold subject to and with the benefit of all rights including; rights of way, whether public or private, light, support, drainage, water and electricity supplies and other rights and obligations, easements and quasi-easements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains, water and gas and other pipes whether referred to in these particulars or not.
There are public footpaths crossing and a bridleway over the farm. Further details are available from the vendors agent.
Basic Payment: The entitlements to the Basic Payment are included in the sale. In the event that the property is sold in lots the entitlements will be included with the eligible land on a pro rata basis at the discretion of the vendor (or their representatives).
The outgoing tenant has submitted a claim for the current scheme year and will retain the payment for this scheme year in its entirety. The vendor will use reasonable endeavours to transfer the entitlements to the purchaser as soon after completion as the transfer rules allow.
The entitlements will be transferred back to the Vendor as soon as the transfer rules allow after the end of the tenancy.
Designations: Rectory Farm lies within a Nitrate Vulnerable Zone (NVZ) and a Conservation Area.
Holdover: Holdover is reserved to permit the harvesting of all growing crops. Further details are available from the vendors agent.
Ingoing valuation: In addition to the purchase price the purchaser will be required to pay for: Growing crops and all beneficial cultivations, sub soiling, moling and acts of husbandry since the last harvest at current CAAV rates or contract rates where applicable; seed, fertilisers, manures and sprays applied to the growing crops since the last harvest at invoice cost; all seeds, sprays, fertilisers, fuel, oil and other consumables in store at invoice cost. Enhancement of £30/ acre/ month from the date of establishment to completion. Lime and chalk applied since the last harvest at invoice cost of the materials and spreading.
Sporting and timber rights: All sporting and timber rights are included in the freehold sale, in so far as they are owned.
Minerals Rights: The minerals are reserved from the sale along with the right to search for those minerals however the right to work for those minerals is not reserved. Further information is available from the vendors agent and the online data room.
Overage: Overage shall apply to certain areas of the farm. Further information is available from the vendors agent and the online data room.
Covenants and/or restrictions: There are restrictions / covenants listed on the Land Registry Title deed, details of which will be made available by the vendors solicitors on request.
Fixtures and fittings: All items usually regarded as tenants fixtures and fittings and equipment, including fitted carpets and curtains, together with garden ornaments and statuary, are specifically excluded from the sale.
Local authority: West Oxfordshire District Council (01993 861000)
VAT: Any guide price quoted or discussed is exclusive of VAT. In the event that a sale of the property, or any part of it, or any right attached to it, becomes a chargeable supply for the purposes of VAT, such tax will be payable in addition.
Health and safety: Given the potential hazards of a working farm we ask you to be as vigilant as possible when making your inspection for your own personal safety, particularly around the farm buildings and machinery.
Solicitors: Farrers & Co LLP, 66 Lincolns Inn Fields, Holborn, London WC2A 3LH
Postcode: Rectory Farmhouse and Buildings - GL7 3LG. 1 & 2 Lechlade Road Cottages - GL7 3LE
Viewing Strictly by confirmed appointment with the vendors agents, Strutt & Parker in Oxford 01865 366641, or London 020 7629 7282
This property has 573 acres of land.