6 bedroom farm house for sale

A superb opportunity to purchase a well presented mixed arable & livestock farm in the heart of the Lincolnshire Wolds

RANBY GRANGE, Ranby, Market Rasen, Lincolnshire, LN8 5LN (Lincoln - 21 miles, Market Rasen - 13 miles, Louth - 10 miles)

Six Bedroom Georgian Style Farmhouse, Five Additional Properties, Range of Modern and Traditional Farm Buildings, All set in 519 Acres (210 Hectares) within a Ring Fence.

FOR SALE BY INFORMAL TENDER AS A WHOLE

WITH A CLOSING DATE OF 12 NOON FRIDAY 02 AUGUST 2024

Location & Situation

Ranby Grange is situated in the idyllic village of Ranby, which itself is situated in a picturesque and undulating landscape with views across the Lincolnshire Wolds, the area designated as an Area of Outstanding Natural Beauty. The village of Goulceby lies approximately one and a half miles to the north east, the market town of Horncastle lies approximately six miles to the south and the market town of Market Rasen lies approximately thirteen miles to the north west.

Woodhall Spa lies approximately thirteen miles to the south which is home to St Hugh’s Preparatory School and is famous for the world-renowned National Golf Centre where the golf course is ranked 25th in the World’s Top 160 Golf Courses.

The Cathedral City of Lincoln lies approximately twenty one miles to the west of the property, offering a comprehensive range of business, leisure and cultural opportunities and the highly regarded Lincoln Minster School.

Railway services are available at Lincoln, which links to Newark Northgate, with services to London Kings Cross. In addition, there are a number of trunk and A-roads within easy reach, including the A1, A15 and A46 providing good access to East Midlands Airport, Humberside Airport and the national motorway network.

Ranby Grange Farmhouse, built in 1968, is an attractive Georgian style farmhouse, situated in a slightly elevated position overlooking the farmyard providing un-parallelled views across the surrounding countryside. The adjoining grass paddock in front of the farmhouse is enclosed by a Ha-Ha. This area, along with the gardens, extends to approximately 3.00 acres. This substantial farmhouse is the perfect family home located in a peaceful, rural setting.

The farmhouse is accessed via an attractive private tarmac drive bounded by a mature beech hedge and is situated to the south side of Ranby village. The main driveway leads to a gated entrance to the farmhouse and is set within mature lawned gardens, shrubs and trees.

The property itself is an impressive well presented family home arranged over two floors with an adjoining double garage. Upon entering the substantial south facing entrance porch, you are welcomed by a spacious entrance hallway which leads off to an open plan kitchen with floor and wall units with access to a rear pantry/utility room and a door to the rear garden area. The hallway also provides access to the cloakroom, downstairs w.c. and office facility.

Further reception rooms lead off the main hallway, including a spacious front living room with an open fireplace and dual aspect to include a bay window overlooking the paddock and adjoining pasture fields. Across the hallway, the breakfast room/snug provides a feature fireplace and internal French doors to the dining room situated at the front of the property which overlooks mature gardens.

The first floor boasts six double bedrooms all with spacious built in cupboards, all radiating off a generous landing area. The master bedroom benefits from a dual aspect with a bay window providing superb views of the farm and rolling countryside. There are two family bathrooms together providing, two low flush w.c’s, panelled bath and pedestal sink units, one of which has a mains connected walk-in shower.

Services - There are mains water and electric supplies to the property. Drainage is to a septic tank.

Energy Performance Certificate - The EPC Rating is “D”.

Outgoings - Ranby Grange Farmhouse is in Council Tax Band “G” with £3,415.80 payable to East Lindsey District Council for the 2024/2025 year.

Ranby Grange boasts an extensive range of modern and traditional farm buildings which are suitable for both arable and livestock enterprises. The traditional farm buildings are constructed of red brick under slate/tiled roofs and offer excellent potential for conversion, subject to obtaining the necessary consents.

The farmyard benefits from a three-phase electricity supply. There is a private water supply which feeds the farm buildings. Further details can be found in the Data Room.

Ranby Grange extends to approximately 519 acres (210 hectares) and sits within a ring fence with internal farm roads providing excellent access to all enclosures. The land is shown on Sheet 105 of the Provisional Agricultural Land Classification Maps as being predominantly Grade 2 and with a proportion of Grade 3 towards the River Bain.

The current land use breakdown comprises approximately 435 acres of highly productive arable land, 66 acres of permanent grassland and 9 acres of woodland.

The Soil Survey of England and Wales identifies the majority of the soils as being from the “Swaffham Prior” association with their characteristics described as “well drained calcareous and fine loamy soils over chalk rubble” and as suitable for “cereals, sugar beet and potatoes”. Towards the River Bain the farm land is described as being from the “Cannamore” and “Wickham 2" series with their characteristics described as “fine loamy and clayey soils”.

The land is not currently entered into any agri-environment schemes and, therefore, provides the perfect opportunity for any potential purchaser to implement their own scheme.

The shooting rights over the farm are in hand and included in the sale. In the past the family have held informal wild shoot days on the farm with the rolling topograph lending itself to providing some challenging drives. The fishing

 rights are also in hand, exercised only for private use.

In addition, wildlife habitat was of significant importance to the Needler family with grass margins and mature hedges surrounding the farm.  

Easements, Wayleaves & Rights of Way

There are wayleaves held in favour of National Grid (previously East Midlands Electricity Board) in respect of overhead lines and pole apparatus. The Theddlethorpe to Hatton gas pipeline crosses RLR numbers 5813, 7829, 2025 and 3445.

There is a third party access to the area known as the Ram Pump (as shown by a brown line on the Land Plan).

The land is sold subject to any other rights of way, reservation of minerals, water, drainage, sporting rights, other easements and wayleaves and all rights of access, whether mentioned in these particulars or not.

Ram Pump

The buildings are currently fed by a private supply via the Ram Pump located on third party land. Further details can be found in the Data Room.

Mill Meadow

The area hatched blue on the Land Plan totals approximately 0.65 acre and is owned by a third party. A nominal rent will be negotiated prior to completion.

Basic Payment Scheme

All of the farmland is registered on the Rural Payments Agency Rural Land Register and the Vendor will retain the De-linked Payment.

Nitrate Vulnerable Zone

All of the land lies within a designated Nitrate Vulnerable Zone. Farmers within these areas have to follow mandatory rules to tackle nitrate loss from agriculture.

Outgoings

Drainage Rates are payable to the Witham Third District Internal Drainage Board and a General Drainage Charge is also payable to the Environment Agency. Further details can be found in the Data Room.

Fixtures & Fittings

Those items mentioned in these particulars are included in the freehold sale. All other fixtures, fittings and furnishings are expressly excluded. Purchaser(s) should be aware that all residential properties are let unfurnished without white goods and tenant’s fixtures and fittings are specifically excluded. The cottages are in need of modernisation.

Holdover & Early Entry

The Vendor reserves the right to use all buildings, to include the machinery storage and grain store facilities until the 31 May 2025. In addition, the Vendor reserves the right to hold a machinery dispersal sale on the Holding and use an area of land close to the farmyard for facilitating the sale. Early entry will be considered subject to agreement between the parties.

Plans, Areas and Schedules

Plans attached to these particulars are based on data provided by the Rural Land Registry and the Ordnance Survey and are for reference only. Purchasers will be deemed to have satisfied themselves of the land.

Additional Information/Data Room

The following further information is available online from the Selling Agents, upon request:-

RLR Data, Back Cropping, Wayleave Agreements, Drainage Plans & Property Information.

Solicitors

Mr David Harvey of Bridge McFarland LLP, 26 Market Place, Market Rasen, LN8 3HL.

Telephone:[use Contact Agent Button], E-mail: [use Contact Agent Button]

Local Authority

East Lindsey District Council -

Health and Safety

Given the potential hazards of a working farm, we ask that you are as vigilant as possible when viewing the farm for your own personal safety, particularly around the farm buildings.

Value Added Tax (VAT)

The sale price is agreed on a VAT exclusive basis and the Purchaser(s) shall indemnify the Vendor for any VAT, which may subsequently be payable.

Viewing

Viewing is strictly by appointment with the Selling Agents on[use Contact Agent Button].

Method of Sale

The land is offered for sale as a whole by Informal Tender. The Vendor does not undertake to accept the highest, or indeed any offer but best and final offers should be submitted on the prescribed Tender Form, available from the Selling Agents in accordance with the following:-

1. Expressed as a lump sum total (not per acre) and clearly identifying any conditions proposed.

2. Confirm full name and address and contact telephone number of Purchaser(s).

3. Confirm full name and address and contact telephone number of the Solicitor.

4. Confirm whether the offer is on the basis of cash, or conditional upon unconfirmed finance or sale of other property.

5. Submitted in a sealed envelope marked “Ranby Grange Tender”.

6. Submitted not later than 12 noon on Friday 02 August 2024.

To avoid the duplication of offers it is suggested that any tender submitted should be for an uneven amount of money. Furthermore escalating bids or offers made by reference to other bids are not acceptable. Interested parties are invited to speak to Tom Norman and Tony Dale of the Selling Agents, or contact the office on to discuss their interest.