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.

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 vendor’s 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 vendor’s 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
vendor’s agent and the online
data room.

Overage: Overage shall apply to
certain areas of the farm. Further
information is available from the
vendor’s 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 vendor’s solicitors
on request.

Fixtures and fittings: All items
usually regarded as tenant’s 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[use Contact Agent Button])

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 vendor’s agents, Strutt &
Parker in Oxford[use Contact Agent Button],
or London[use Contact Agent Button]

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.

Langford is well positioned with
easy access to all major network
connections. The A420 is accessed
at Faringdon and provides access to
Swindon and Oxford. Swindon
lies 16 miles to the south west and
has a good train station offering
direct services to Paddington
(from 51 minutes) and the A417
dual carriage way provides access
to both the M4 motorway (Junction
15, 5 miles) and the M5 motorways
(Junction 11, 30 miles). The city of
Oxford is just 25 miles to the east
and provides an exceptional city
centre and transport networks
with connections to London and
further afield.

There are ample local recreational
and sporting opportunities in
the area. The Cotswolds Area of
Outstanding Natural Beauty is within
easy reach and provides a huge array
of opportunities from walking to
equestrian. The Cotswolds Water
Park is approximately 17 miles to the
west and is perfect for all water sports
enthusiast with activities ranging
from open water swimming, sailing
and water-skiing. The River Thames
also provides good recreational
activities and is easily accessed from
Lechlade-on-Thames. The area has
long been associated with equestrian
sports including polo at Cirencester
Park, National Hunt racing at
Cheltenham and Newbury and the
Badminton, Blenheim and Gatcombe
Horse Trials.

There are a number of well-known
schools in the area including St
Hugh’s, Hatherop Castle, Pinewood
and the Cheltenham Colleges