rectory farm

Rectory Farm

Langford, Oxfordshire

An attractive mixed farm in an outstanding location on the edge of a sought after Oxfordshire village

Rectory Farm, Langford, Oxfordshire GL7 3LF

Lechlade-on-Thames 4 miles, Burford 7 miles, Cirencester 16 miles Swindon 16 miles (direct trains to London Paddington 51 minutes)

Oxford 25 miles, Central London 80 miles

Features:

Grade II Listed farmhouse located on the edge of the popular Cotswold village of Langford with four reception rooms and five bedrooms

Attractive gardens and grounds with outbuildings

A substantial range of traditional and modern farm buildings including a Grade II Listed former Dovecote

Three Cottages

Productive and level Grade 2 and 3 arable land, pastureland and woodland all with good access

About 573.34 acres (232 ha) in total

For sale as a whole or in up to nine lots

The Lots

Lot 1 – Rectory Farmhouse and BuildingsA Grade II Listed farmhouse with four reception rooms and five bedrooms located in a desirable edge of village location, attractive gardens and grounds,

outbuildings, a range of traditional and modern farm buildings including a Grade II Listed former Dovecote and paddocksAbout 14.94 acres (6.05 ha)

Lot 2A – Farmland at Rectory FarmProductive and easily accessible Grade 2 and 3 arable land, pastureland and woodland with a centrally located derelict stone farm building

About 411.97 acres (166.72 ha)

Lot 2B – Paddock at Rectory FarmLevel pastureland


Lot 3 – 6 Church Lane Cottage, LangfordA traditional stone cottage located in a private edge of village location with a generous sized garden


Lot 4A – Langford PaddockA well located grass paddock in Langford


Lot 4B – Part of Langford PaddockLevel pastureland


Lot 5 – 1 & 2 Lechlade Road Cottages, LangfordA pair of delightful semi-detached cottages, both comprising two receptions rooms and three bedrooms

with front and rear gardens and views across the adjoining farmlandAbout 0.23 acres (0.09 ha)

Lot 6 – Pastureland off Broadwell RoadAn attractive block of level pastureland located to the north of Langford with roadside access


Lot 7 – Land at Langford Down A productive block of arable land with roadside access split into three enclosures


SituationRectory 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.

Sporting and RecreationThere 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.

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

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 main 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.

Ground Floor First Floor

Second Floor

Seat

F/P

Drawing Room6.34 x 4.60

20'10" x 15'1"(Maximum)

Pantry3.87 x 2.1712'8" x 7'1"

BoilerUtility

3.85 x 2.9512'8" x 9'8"(Maximum)Kitchen

6.20 x 5.6420'4" x 18'6"

F/P

Seat

Sitting Room5.81 x 5.78

19'1" x 19'0"(Maximum)

Dining Room6.29 x 4.2020'8" x 13'9"(Maximum)

Fuel Tank

Games Room5.79 x 4.55

19'0" x 14'11"

Double Garage6.37 x 5.53

20'11" x 18'2"

Bedroom 25.59 x 4.64

18'4" x 15'3"


16'5" x 15'7"Bedroom 43.76 x 3.64

12'4" x 11'11"

F/PPrincipalBedroom

6.06 x 5.6119'11" x 18'5"

DressingRoom

DressingRoom

Storage6.09 x 5.31

20'0" x 17'5"

Storage8.08 x 5.2026'6" x 17'1"(Maximum)

Storage5.86 x 5.06

19'3" x 16'7"


17'3" x 15'9"

Storage5.76 x 4.40

18'11" x 14'5"(Maximum)

5.76 x 2.9218'11" x 9'7"

Room Above Store

Pump Room4.60 x 4.00

15'1" x 13'1"

Store4.00 x 3.25

13'1" x 10'8"

4.07 x 4.0713'4" x 13'4"

Hatch

LoftHatch

HatchStore/

Workshop5.90 x 2.9819'4" x 9'9"

Conservatory6.02 x 2.3719'9" x 7'9"

Sky

A/C

Barn12.83 x 3.8542'1" x 12'8"

E W

S

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Rectory Farmhouse, LangfordMain House internal area 5,822 sq ft (541 sq m)

Garage & Workshop/Store internal area 588 sq ft (55 sq m)Room Above Store internal area 200 sq ft (19 sq m)

Barn & Store internal area 1,083 sq ft (101 sq m)Total internal area 7,693 sq ft (715 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/8454508/CJNDenotes restricted head height

Floorplans for Rectory Farmhouse

Approximate Gross Internal Area*:Main house: 5,822 sq ft / 541 sq m Garage & workshop / store: 588 sq ft / 55 sq m Room above store: 200 sq ft / 19 sq m Barn & store: 1,083 sq ft / 101 sq m Total: 7,693 sq ft / 715 sq m

Illustration for identification purposes only. Not to scale.

*As defined by RICS – Code of Measuring Practice.

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Ground Floor First Floor

Second Floor

Room Above Store

Gardens and GroundsThe 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.

LandBeyond 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.

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Rectory Farm BuildingsThis plan is published for the convenience of the purchaser only. Its accuracy is not guaranteed and it is expressly excluded from any contract.

Based on Ordnance Survey 1:2,500 mapping with the permission of the Controller of HMSO © Crown Copyright Licence No ES 100018525

Not to Scale | Drawing No. K3819-18 | Date 15.04.21

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Farmhouse

Garage

Woodstore/GP Storage

Pump Room

Storage Building

Stables

Pole Barn

Livestock Building

Former Dovecote

Livestock Building5

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11 Former Dairy Building

Former Dairy Building

Traditional Building

Modern Farm Building

Modern Farm Building

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Lot 2 (A & B) – Farmland at Rectory FarmLot 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 2a.

Lot 3 – 6 Church Lane Cottage, LangfordAbout 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

Lot 3

Lot 3 Lot 4A

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 PaddockLot 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 Matthew’s 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 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

Lot 6Lot 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 Road1 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.

Lot 5

Lot 5Lot 5

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 DownAbout 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).

2 Lechlade Road2 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.

IMPORTANT NOTICE Strutt & Parker gives notice that: 1. These particulars do not constitute an offer or contract or part thereof. 2. All descriptions, photographs and plans are for guidance only and should not be relied upon as statements or representations of fact. All measurements are approximate and not necessarily to scale. Any prospective purchaser must satisfy themselves of the correctness of the information within the particulars by inspection or otherwise. 3. Strutt & Parker does not have any authority to give any representations or warranties whatsoever in relation to this property (including but not limited to planning/building regulations), nor can it enter into any contract on behalf of the Vendor. 4. Strutt & Parker does not accept responsibility for any expenses incurred by prospective purchasers in inspecting properties which have been sold, let or withdrawn. 5. We are able to refer you to SPF Private Clients Limited (“SPF”) for mortgage broking services, and to Alexander James Interiors (“AJI”), an interior design service. Should you decide to use the services of SPF, we will receive a referral fee from them of 25% of the aggregate of the fee paid to them by you for the arrangement of a mortgage and any fee received by them from the product provider. Should you decide to use the services of AJI, we will receive a referral fee of 10% of the net income received by AJI for the services they provide to you. 6. If there is anything of particular importance to you, please contact this office and Strutt & Parker will try to have the information checked for you. Photographs taken November 2020 and March 2021. Particulars prepared April 2021. Strutt & Parker is a trading style of BNP Paribas Real Estate Advisory & Property Management UK Limited.

Strutt & Parker National Estates & Farm Agency43 Cadogan Street, London SW3 2PR

+44 (0)20 7318 [email protected]

Strutt & Parker Central & West Estates & Farm Agency269 Banbury Road, Oxford OX2 7LL

+44 (0)1865 366 [email protected]

[email protected]

50 offices across England and Scotland,including Prime Central London

Rectory Farm

Rectory FarmThis plan is published for the convenience of the purchaseronly. Its accuracy is not guaranteed and it is expresslyexcluded from any contract.

Based on Ordnance Survey Vectormap mapping with thepermission of the Controller of HMSO © Crown CopyrightLicence No ES 100018525

Not to Scale. Drawing No. K3819-19 | Date 21.04.21

Rectory Farm




Rectory Farm




GeneralResidential property:

Lot Name TenureEPC Rating

Council Tax (21/22)

Electricity Water Drainage Heating

1Rectory Farmhouse and Buildings

Vacant F G MainsMains & Private

Private Oil fired

36 Church Lane Cottage

Vacant E C Mains Mains Private Oil fired

51 Lechlade Road Cottage

Vacant E C Mains Mains Private* Electric

52 Lechlade Road Cottage

Occupied – AST (periodic)

F C Mains Mains Private* N/A

* A Klargester is located in the garden of No 1 Lechlade Road Cottages and provides drainage for Nos 1 & 2 Lechlade Road Cottages.

Lots 2, 6 and 7 are subject to a FBT. No 2 Lechlade Road Cottages is subject to an AST.

If the farm is sold in Lots then Lots 2A, 4A, 4B and 6 will be disconnected from the private water supply to Rectory Farm (Lot 1) by the purchasers within 6 months of completion.

FBT: Farm Business tenancy ending 24th June 2021 with holdover for grazing and the harvesting of growing crops.

AST: Assured Shorthold Tenancy rolling monthly periodic.

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 and a bridleway crossing 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 Vulnerale 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 (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

DirectionsFrom Lechlade-on-Thames head north out of the town on the A361 main road, continue straight at the roundabout an continue for approximately 2 miles, turning right at the signpost for Langford.

Keep going along the road to Langford for approximately 1 mile turning left on Lechlade Road at the first junction. Continue along Lechlade Road turning right onto Station Road at the junction. Continue on Station Road, past The Bell Inn pub and turn right just after St Matthew’s Church. Drive approximately 100 yards turning left into Rectory Farm.

From the A40/Burford Roundabout head south on the A361 south towards Lechlade-on-Thames continue for approximately 5 miles taking a left turn towards Langford (after passing Broughton Poggs). From this point follow the above directions noted in paragraph 2.

ViewingStrictly by confirmed appointment with the vendor’s agents, Strutt & Parker in Oxford 01865 366641, or London 020 7629 7282.

rectory farm

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