A rare opportunity to acquire a residential farm in the sought-after Lincolnshire Wolds, to be Sold in 9 Lots, 7.5 miles from Market Rasen. Comprising of a four-bedroom contemporary barn conversion with additional further conversion opportunities, refurbished three bedroom farmhouse, two-bedroom cottage, farm buildings, approximately 223.087 acres (90.28 hectares) of productive arable land, approximately 29.692 acres (12.015 hectares) of established woodland and lakes, and 6.82 acres (2.76 hectares) of paddock land. TOTAL AREA 275.07 Acres (90.28 Hectares).

LOCATION: Top Barn Farm, Thorpe Top is located in the centre of the highly sought after Lincolnshire Wolds. It is within 7.5 miles of Market Rasen and 10.5 miles northwest of Louth with the sea-side town of Cleethorpes 15 miles to the northeast. The city of Lincoln, 23 miles to the southwest, provides excellent rail connections.

The Farm lies central to the Lincolnshire Wolds, surrounded in all directions by the rolling countryside with excellent views. The divided 9 Lots comprise of a significant recent contemporary barn conversion, converted in 2018, a modern farmyard with steel portal framed buildings and approximately 223.087 acres (90.28 hectares) of arable land, with idyllic lakes and woodland, providing a private haven with significant leisure and equestrian potential, extending to approximately 29.692 acres (12.015 hectares).

Lot 4 - West Bank Cottage has been fully renovated by the vendors to a very high standard, awaiting the prospective purchaser to put their own stamp on it by way of internal fittings. It is of a brick exterior with slate roof, forming a classic country cottage. The cottage is positioned against a backdrop of woodland, further enhanced by a lake to the rear.

The interior benefits from multiple windows making it light and allowing the appreciation of the surrounding views. By the entrance hallway, there is a large utility/wet room which is awaiting a tiled surround walk in shower area to be fitted along with WC, built in units and plumbing for a washing machine and tumble dryer. An open concept living area connects the snug, living room to the kitchen dining space with a dividing Avestea 12 double sided log burner sitting between. Bifold doors are situated in both the main living area and kitchen area, connecting you to the patio outdoor space and views of the lake. The kitchen will be fitted with an island, cooker, dishwasher, wine fridge, hob and extractor hood overhead. This is due to be completed with corresponding built-in units, two ovens and integrated fridge freezer.

There is underfloor heating throughout the ground floor of the property. The first floor comprises of three large, double bedrooms complete with en-suite bathrooms and the additional feature of an office space, perfect for those wishing to work from home. The master suite has the benefit of a bath and a shower, together with a walk-in dressing room.

Externally, there is a storeroom and plastic oil tank. The patio area leads directly on to the grass field surrounding the southern lake.

AGENTS NOTE: It is to be noted that the cottage is currently going through refurbishment. ¬ The present owners have stated that the fitting of the kitchen, bathrooms and flooring will take place prior to the completion of the sale, this is to allow for the prospective purchasers to have a choice in the selection of final fixtures and fittings, to be finished to agreed specifications. ¬This is to be included in any agreed purchase price.

EPC Rating: D

Council Tax Band: C

FARM BUILDINGS AND YARD There is an extensive range of traditional and more modern buildings which all lie to the south of East Bank Cottage and West Bank Cottage.

The modern farm buildings are of steel portal framed construction with profile clad roofs with the addition of timber framed lean-to buildings.

Southern Barn: 18.30m x 13.30m Steel portal framed building, timber purlins, profile clad roof, concrete floor, combination of brick, concrete, block and timber walling.

West Lean to: 18.30m x 4.70m Of timber construction with profile clad roof, concrete floor.

East Lean to: 18.30m x 5.80m Of timber construction with profile clad roof, concrete floor.

Shipping Container: Partially clad with stone and timber walling and pantile roof.

Main Grain Store/Workshop: 23.90m x 31.80m Steel portal frame, corrugated asbestos roof, concrete floor, combination of brick, block, profile clad and grain walling.

10.20m x 4.90m Workshop area within main building with steel and timber frame and profile clad, concrete floor.

Lean to on West side Steel portal frame construction, concrete floor, concrete and stone walls, corrugated asbestos cladding and roof, concrete block walls.

Containing:- 12 Loose Boxes: 12.20m x 4.90m with stone, timber, block divisions. Each loosebox measuring approximately 4.4m x 4.1m.

Tack Room: Brick and block walls. Lean to North Side Grain Store: 24.20m x 9.00m Concrete floor, steel portal frame, corrugated asbestos roof, timber purlins.

Machinery Shed: (west side): 9.20m x 11.80m Steel portal framed construction, timber purlins, profile clad walls and roof, concrete lower walls, concrete floor.

LAKES AND WOODLAND This is a rare opportunity to own approximately 29.692 acres (12.016 hectares) of established woodland and lakes in a beautiful part of the Lincolnshire Wolds. The woodland and lakes providing tranquillity and biodiversity, with significant potential for leisure activities for those wanting to embody a rural lifestyle, equine uses, fishing or shooting activities.

WET ROOM AND UTILITY ROOM 6' 10" x 7' 2" (2.1m x 2.2m)

SNUG 10' 9" x 12' 1" (3.30m x 3.70m)

LIVING ROOM 14' 1" x 17' 4" (4.30m x 5.30m)

KITCHEN 14' 9" x 12' 5" (4.50m x 3.80m)

DINING ROOM 7' 10" x 10' 5" (2.40m x 3.20m)

MASTER BEDROOM 13' 1" x 11' 5" (4.00m x 3.50m)

MASTER BEDROOM ENSUITE 7' 6" x 7' 10" (2.30m x 2.40m)

DRESSING ROOM 7' 6" x 4' 7" (2.30m x 1.40m)

BEDROOM 2 11' 1" x 12' 5" (3.40m x 3.80m)

BEDROOM 2 ENSUITE 8' 6" x 2' 7" (2.60m x 0.80m)

BEDROOM 3 14' 5" x 14' 9" (4.40m x 4.50m)

BEDROOM 3 ENSUITE 7' 6" x 7' 10" (2.30m x 2.40m)

OFFICE/STORE ROOM 6' 0" x 7' 6" (1.85m x 2.30m)

FARMYARD - SOUTHERN BARN 60' 0" x 43' 7" (18.30m x 13.30m)

FARMYARD - WEST LEAN TO 60' 0" x 15' 5" (18.30m x 4.70m)

FARMYARD - EAST LEAN TO 60' 0" x 19' 0" (18.30m x 5.80m)

FARMYARD - GRAIN STORE 78' 4" x 104' 3" (23.90m x 31.80m)

FARMYARD - WORKSHOP 33' 5" x 16' 0" (10.20m x 4.90m)

FARMYARD - 12 LOOSE BOXES 40' 0" x 16' 0" (12.20m x 4.90m)

FARMYARD - LEAN TO NORTH SIDE OF GRAIN STORE 79' 4" x 29' 6" (24.20m x 9.00m)

FARMYARD - MACHINERY SHED 30' 2" x 38' 8" (9.20m x 11.80m)

TENURE AND POSSESSION: The tenure of the farm is freehold. Possession of the land and residential properties will be available upon completion subject to the rights of Holdover outlined below.

LAND DRAINAGE: No recent land drainage schemes have been undertaken. There are no land drainage plans available.

WAYLEAVES, RIGHTS OF WAY AND EASEMENTS: The land and properties will be sold subject to and offered with the benefit of all existing rights, including rights of way, whether public or private, light, support, drainage, water, electricity, and other rights, easements, quasi-easements and all wayleaves, whether referred to specifically in these particulars or not. It is the potential purchaser's responsibility to investigate the availability of the above, this will be at the cost of the potential purchaser. It should be noted that public footpaths cross Lots 8 and 9 and a public bridleway crosses Lots 4 and 7.
The above rights of way can be viewed on the Lincolnshire County Council website: http:// lincs.locationcentre.co.uk/internet/internet. aspx?articleid=L4h7HM4AmHM&preview=true

SPORTING RIGHTS: The Sporting Rights are included in the sale as far as owned by the Seller.

MINERALS AND TIMBER: The mineral rights are included in the sale as far as owned by the Seller.

VALUE ADDED TAX: Should a sale of the land or any right attached to it become a chargeable supply for the purposes of VAT, such Tax will be payable by the Purchaser(s) in addition to the contract price. All Guide Prices quoted, or prices discussed are exclusive of VAT. In the event the property or any part thereof, any rights, contractors, or quotas or Entitlements be-come a chargeable supply for the purpose of VAT any such taxes will be payable in addition to the purchase price at the appropriate rate.

VIEWING: Strictly by appointment with the selling Agents. Any parties viewing the land do so entirely at their own risk and are responsible for ensuring their own safety.

SERVICES: There is a shared mains water supply to East Bank Cottage, West Bank Cottage and an adjoining house which is owned by a third party. The owners of East Bank Cottage, West Bank Cottage and the third party will be responsible for their share of the maintenance and supply costs. There are separate mains water supplies to Top Barn and to Lot 2.
East Bank Cottage, West Bank Cottage and Top Barn each have their own private drainage systems. West Bank Cottage and Top Barn each have Klargester treatment plants with the Klargester system for Top Barn having enough capacity for the neighbouring barn, also within Lot 1, which is yet to be converted.
It is the purchaser's responsibility to further investigate the potential of service provisions being implemented to Lots 2 and the unconverted barn within Lot 1.

PLANS, AREAS, AND SCHEDULE: The plans and areas have been prepared as accurately as reasonably possible and are based on the Ordnance Survey, Rural Land Registry and LPIS Plans. The plans included in these Particulars are published for convenience and / or identification purposes only and although believed to be correct, the accuracy cannot be guaranteed. The purchaser(s) will be deemed to have satisfied themselves as to the description and extent of the property and the ownership of the boundaries.

APPARATUS AND SERVICES: None of the apparatus nor services have been checked; therefore, their serviceability is not guaranteed. Interested parties must make their own enquiries/inspections.

METHOD OF SALE: The land is offered for sale by Private Treaty. The Vendor reserves the right to conclude the sale by 'Best and Final' offers or by private auction.

HEALTH AND SAFETY: All those entering the farm should take great care both for themselves, their property and any part of the farm or crops. It should be remembered that this is a working farm and neither the Vendor nor the Agents are responsible for any injury or accident that occurs on the farm. BOUNDARIES: The successful purchaser shall be deemed to have full knowledge of boundaries and rights of way (if any) which have or will affect the land.

CONTRACTS AND QUOTAS: There are no contracts or quotas included within the sale of the land.

EARLY ENTRY: Early entry on to the arable may be granted to the buyer(s) after exchange of contracts and payment of a double deposit.

QUOTAS: There are no quotas included in the sale of the farm.

OUTGOINGS:
A) Council Tax Bands:-
West Bank Cottage - Band C

B) Environment Charge: There is an annual charge for the farm payable to the Environment Agency.

SOIL SERIES: The farm consists of Andover 1, Wickham 2, Carstens and Panholes.

UPLIFT/CLAWBACK/OVERGE PROVISION: It will be a condition of the sale that with regard to any part of Lot 9, known as 'Land at Ludford' that should consent be granted for non-agricultural and non-equestrian use, that an overage payment of 35% of the uplift in value will be payable for a period of up to 25 years to the Vendor or her successors in title.

BASIC FARM PAYMENT: The land is registered with the Rural Payments Agency and has, in previous years, claimed the Basic Farm Payment. The current Landowners will retain the Delinked Payment upon completion of the sale, unless otherwise negotiated. Copies of the Rural Payments Agency Land Parcel Identification System (LPIS) Maps are available for inspection upon request from the Selling Agents.

TENANTRIGHT: Depending on the time of year and the stage of crop establishment/land cultivations, tenantright will be charged in addition to the purchase price together with enhancement for growing crops.

DILAPIDATIONS: There will be no allowance for dilapidations (if any).

HOLDOVER: The Vendors reserve a Right of Holdover on the farmyard forming part of Lot 4 and the whole of Lot 5 plus appropriate rights of access until 15th April in order to hold a farm machinery sale.

SHARED ACCESS: The cost of maintaining any shared access tracks will be split between the relevant property owners, according to usage.

FURTHER INFORMATION: If any further information is required regarding the land or properties, please contact R. Longstaff and Co LLP's Agricultural Department on[use Contact Agent Button] Option 4.

ROOM SIZE ACCURACY: Room sizes are quoted in metric on a wall-to-wall basis.

PARTICULARS CONTENT: We make every effort to produce accurate and reliable details but if there are any particular points you would like to discuss prior to making your inspection, please do not hesitate to contact our office. The plans reproduced in these Particulars are for identification purposes only and are NOT TO SCALE. Interested parties should carry out whatever investigations they wish to satisfy themselves as to the extent and area of the property offered and ensure they are fully aware of the boundaries and to confirm the areas involved should they so require. The information provided in these Particulars is for guidance purposes only.

TENURE AND POSSESSION: The tenure of the farm is freehold. Possession of the land and residential properties will be available upon completion subject to the rights of Holdover outlined below.

LAND DRAINAGE: No recent land drainage schemes have been undertaken. There are no land drainage plans available.

WAYLEAVES, RIGHTS OF WAY AND EASEMENTS: The land and properties will be sold subject to and offered with the benefit of all existing rights, including rights of way, whether public or private, light, support, drainage, water, electricity, and other rights, easements, quasi-easements and all wayleaves, whether referred to specifically in these particulars or not. It is the potential purchaser's responsibility to investigate the availability of the above, this will be at the cost of the potential purchaser. It should be noted that public footpaths cross Lots 8 and 9 and a public bridleway crosses Lots 4 and 7.

The above rights of way can be viewed on the Lincolnshire County Council website: http:// lincs.locationcentre.co.uk/internet/internet. aspx?articleid=L4h7HM4AmHM&preview=true

SPORTING RIGHTS: The Sporting Rights are included in the sale as far as owned by the Seller.

MINERALS AND TIMBER: The mineral rights are included in the sale as far as owned by the Seller.

VALUE ADDED TAX: Should a sale of the land or any right attached to it become a chargeable supply for the purposes of VAT, such Tax will be payable by the Purchaser(s) in addition to the contract price. All Guide Prices quoted, or prices discussed are exclusive of VAT. In the event the property or any part thereof, any rights, contractors, or quotas or Entitlements be-come a chargeable supply for the purpose of VAT any such taxes will be payable in addition to the purchase price at the appropriate rate.

VIEWING: Strictly by appointment with the selling Agents. Any parties viewing the land do so entirely at their own risk and are responsible for ensuring their own safety.

SERVICES: There is a shared mains water supply to East Bank Cottage, West Bank Cottage and an adjoining house which is owned by a third party. The owners of East Bank Cottage, West Bank Cottage and the third party will be responsible for their share of the maintenance and supply costs. There are separate mains water supplies to Top Barn and to Lot 2.

West Bank Cottage has their own private drainage systems. West Bank Cottage has a Klargester treatment plant.

PLANS, AREAS, AND SCHEDULE: The plans and areas have been prepared as accurately as reasonably possible and are based on the Ordnance Survey, Rural Land Registry and LPIS Plans. The plans included in these Particulars are published for convenience and / or identification purposes only and although believed to be correct, the accuracy cannot be guaranteed. The purchaser(s) will be deemed to have satisfied themselves as to the description and extent of the property and the ownership of the boundaries.

APPARATUS AND SERVICES: None of the apparatus nor services have been checked; therefore, their serviceability is not guaranteed. Interested parties must make their own enquiries/inspections.

METHOD OF SALE: The land is offered for sale by Private Treaty. The Vendor reserves the right to conclude the sale by 'Best and Final' offers.

HEALTH AND SAFETY: All those entering the farm should take great care both for themselves, their property and any part of the farm or crops. It should be remembered that this is a working farm and neither the Vendor nor the Agents are responsible for any injury or accident that occurs on the farm.

BOUNDARIES: The successful purchaser shall be deemed to have full knowledge of boundaries and rights of way (if any) which have or will affect the land.

CONTRACTS AND QUOTAS: There are no contracts or quotas included within the sale of the land.

EARLY ENTRY: Early entry on to the arable may be granted to the buyer(s) after exchange of contracts and payment of a double deposit.

QUOTAS: There are no quotas included in the sale of the farm.

OUTGOINGS:
A) Council Tax Bands:-
West Bank Cottage - Band C

B) Environment Charge: There is an annual charge for the farm payable to the Environment Agency.

SOIL SERIES: The farm consists of Andover 1, Wickham 2, Carstens and Panholes.

BASIC FARM PAYMENT: The land is registered with the Rural Payments Agency and has, in previous years, claimed the Basic Farm Payment. The current Landowners will retain the Delinked Payment upon completion of the sale, unless otherwise negotiated. Copies of the Rural Payments Agency Land Parcel Identification System (LPIS) Maps are available for inspection upon request from the Selling Agents.

TENANTRIGHT: Depending on the time of year and the stage of crop establishment/land cultivations, tenantright will be charged in addition to the purchase price together with enhancement for growing crops.

DILAPIDATIONS: There will be no allowance for dilapidations (if any).

HOLDOVER: The Vendors reserve a Right of Holdover on the farmyard forming part of Lot 4 and the whole of Lot 5 plus appropriate rights of access until 15th April in order to hold a farm machinery sale.

SHARED ACCESS: The cost of maintaining any shared access tracks will be split between the relevant property owners, according to usage.

FURTHER INFORMATION: If any further information is required regarding the land or properties, please contact R. Longstaff and Co LLP's Agricultural Department on[use Contact Agent Button] Option 4.

ROOM SIZE ACCURACY: Room sizes are quoted in metric on a wall-to-wall basis.

PARTICULARS CONTENT: We make every effort to produce accurate and reliable details but if there are any particular points you would like to discuss prior to making your inspection, please do not hesitate to contact our office. The plans reproduced in these Particulars are for identification purposes only and are NOT TO SCALE. Interested parties should carry out whatever investigations they wish to satisfy themselves as to the extent and area of the property offered and ensure they are fully aware of the boundaries and to confirm the areas involved should they so require. The information provided in these Particulars is for guidance purposes only.

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