RTS

Richard Turner & Son

AUCTIONEERS, VALUERS & ESTATE AGENTS Est 1803

In conjunction with:

STANLEY FARM QUERNMORE, LANCASTER

A unique opportunity to purchase a two bedroom farmhouse which has been modernised to an extremely

high standard with attached 3 bed flat (requiring modernisation), together with an attached range of

traditional buildings with planning permission for 4 residential dwellings and up to 141.71 acres (57.34 ha)

of meadow and pastureland in the North Lancashire.

FOR SALE BY PUBLIC AUCTION IN UP TO THREE LOTS

(Subject to Conditions and Unless Sold Previously)

ON MONDAY 12TH

FEBRUARY AT 7.30 p.m.

AT THE BOROUGH, DALTON SQ, LANCASTER, LA1 1PP

Viewing: Strictly by appointment through the Joint Agents, Richard Turner & Son or Oystons

Location

Stanley Farm is situate approximately 1½ miles due east of Lancaster City Centre off Quernmore Road with access from a

tarmacadam farm track of approximately two thirds of a mile. Traveling East from Lancaster on Quernmore Road, pass over the M6

motorway and take the first turning on the left. The attached plan identifies the precise location of the land. Please note all viewings

must be accompanied by the Agents and potential purchasers should employ extreme care when inspecting the traditional farm

buildings as there are areas of poor lighting, obstructions and unsafe floorboards.

Viewing

Viewing is strictly by appointment with the Joint Agents: Richard Turner & Son 015395 66800 or Oystons 01253 622225

Tenancy/Vacant Possession

The farmhouse, farmland and hardcore yard are occupied under a Farm Business Tenancy, which can be terminated on 1st November

2021. The current rent passing is £13,900 per annum and this will be paid pro rata directly to the purchaser after completion. The

tenant will also transfer any Basic Payment received during the term directly through to the purchaser. The traditional buildings with

planning do not form part of the tenancy and vacant possession is available immediately.

Basic Payment Scheme

All Lots benefit from being registered on the Rural Land Register and are eligible for Basic Payment claims. The purchaser of

each Lot will be required to purchase the Basic Payment Entitlements as identified with each Lot, at a rate of £150 per ha, in

addition to the purchase price of the land. The tenant will claim the 2018 payment and then transfer it in full (less any young

farmer payments) to the purchaser.

Access

The property has a right of access at all times and for all purposes between point A and point B on the sale plan. Lot 1 will retain

ownership of the remainder of the access road with Lots 2 and 3 being granted access over it at all times and for all purposes.

Maintenance contributions will be according to user.

Water

The property has previously benefited from a right to take water from the reservoir shown on the inserted plan and any such rights

of the property will be transferred to the purchasers. Rights will be granted to repair, maintain, replace and renew the water pipe

from the reservoir across each lot for the benefit of the other lots. The cost of such repair, maintenance, replacement and renewal

to be borne by all parties benefiting from the supply according to user.

LOT 1:

(Shaded red on the sale plan)

The property comprises a two bedroom recently modernised farmhouse with attached 3 bedroom flat which does require

modernisation, together with 85.97 acres land. The house and flat are attached to the main farm buildings which comprise Lot 2.

Farmhouse:

The farmhouse is stone built under a slate roof and comprises the following accommodation:-

Ground Floor – Entrance hall, living kitchen diner, living room

First Floor – landing leading to: two bedrooms, family bathroom. Three bed flat.

Services: The house benefit from mains electricity and a private water supply. The house benefits from oil fired central heating.

Council Tax: The house is scheduled in Band “C” by Lancaster City Council. The amount payable in 2017/2018 is £1,481.48

The flat is scheduled in Band “B” by Lancaster City Council. The amount payable in 2017/2018 is £1,296.28

Water: The properties benefit from a private water supply from a borehole.

Access: Lot 1 will own the access track from point B as identified on the sale plan. A right of access will be granted to Lots 2 & 3

with maintenance responsibilities apportioned accordingly to user.

Land: The property extends to 85.97 acres (34.79 ha) and is shaded red on the sale plan. The land provides an excellent block of

meadow and pasture land, together with a small piece of amenity woodland and benefits from good access and a natural water

supply. Please note the poly tunnels, hopper and gates on the tracks are the property of the tenant.

Schedule

RLR Number Description Area (acres)

Area

(ha)

SPS Area

Claimed (ha)

SD5062 2942 Track 2.45 0.99 0

SD5062 2762 Meadow/Pasture 9.51 3.85 3.85

SD5062 1847 Meadow/Pasture 9.76 3.95 3.95

SD5062 1134 Meadow/Pasture 9.09 3.68 3.68

SD5062 0622 Pasture 3.26 1.32 1.32

SD5062 2420 Meadow/Pasture 5.07 2.05 2.05

SD5062 2607 Pasture 5.73 2.32 2.32

SD 5061 1997 Pasture 12.38 5.01 5.01

SD5062 3620 Gardens 0.50 0.20 0

SD5062 4352 Meadow/Pasture 5.24 2.12 2.12

SD5062 5952 Meadow/Pasture 3.58 1.45 1.45

SD5062 5443 Meadow/Pasture 4.15 1.68 1.68

SD5062 4933 Meadow/Pasture 4.55 1.84 1.84

SD5062 4822 Pasture 3.68 1.49 1.49

SD5062 Amenity Woodland 2.74 1.11 0

SD5062 3613 Meadow/Pasture 4.27 1.73 1.72

TOTAL

85.97 34.79 32.48

Basic Payment: There are 32.48 ha of entitlements attached to the land which are to be purchased in addition to the purchase

price of the land at a fixed price of £4,872.00 (excl. VAT).

EPC Stanley Farm House: EPC Stanley Farm Flat:

LOT 2:

(Shaded blue on the sale plan)

Comprises a range of traditional farm buildings with planning permission for the conversion of part of an existing barn to one

dwelling and prior approval for the conversion of the remainder of the barn to three dwellings together with 7.77 acres (3.12 ha)

agricultural land. Copies of the permissions are included at the back of these particulars.

The buildings comprise: Large Stone Barn under a slate roof – 20.69 m x 8.10 m (67’9” x 26’6”) plus 8.13 m x 17.31 m (26’7” x

56’8”) under-housed with the following:

store,

shippen for 6 cattle and 10 stirks,

twin cart shed converted to bull pen

pens for 13 calves

shippen now with cubicles for 36 cattle – 10.97 m x 5.62 m (36’0” x 18’6”) and lean-to former dairy - 4.27

m x 3.55 m ( 14’0” x 11’0”)

Schedule

RLR Number Description Area (acres)

Area

(ha)

SPS Area

Claimed (ha)

SD5062 4025 Gardens/amenity wood 0.86 0.35 0

SD5062 3336 Pasture 6.84 2.77 2.77

TOTAL

7.7 3.12 2.77

Basic Payment: There are 2.77 ha of entitlements attached to the land which are to be purchased in addition to the purchase price

of the land at a fixed price of £415.50 (excl. VAT).

Access: Lot 1 will own the access track from point B as identified on the sale plan. Lot 2 will benefit from a right of access over

the track with maintenance responsibilities apportioned accordingly to user.

LOT 3:

(Shaded green on the sale plan)

An excellent block of meadow and pastureland with excellent access. The land benefits from a natural water supply.

There is an O2 mobile telephone mast on the pylon situate within field 3374 for which an annual rent is received in the sum of

£2,942.00 per annum. The rent was last reviewed on 12 July 2010 and was due for a further review in 2013. The Lease is dated 13

July 2010, for a 10 year period and is contracted out of the 1954 Act.

Schedule

OS Number Description Area (acres)

Area

(ha)

SPS Area

Claimed (ha)

SD5062 4706 Pasture 5.16 2.09 2.09

SD5061 5999 Pasture 5.44 2.20 2.20

SD5061 4593 Pasture 5.86 2.37 2.37

SD5061 3883 Pasture 5.07 2.05 2.05

SD5061 5978 Meadow/Pasture 9.09 3.68 3.53

SD5061 4965 Meadow/Pasture 4.94 2.00 2.00

SD5061 2965 Pasture 3.61 1.46 1.46

SD5061 3374 Pasture 4.57 1.85 1.85

SD5061 4357 Meadow/Pasture 4.30 1.74 1.74

TOTAL

48.04 19.44 19.29

Basic Payment: There are 19.29 ha of entitlements attached to the land which are to be purchased in addition to the purchase price

of the land at a fixed price of £2,893.50 (excl. VAT).

Access: Lot 1 will own the access track from point B as identified on the sale plan. Lot 3 will benefit from a right of access over

the track with maintenance responsibilities apportioned accordingly to user.

Money Laundering Regulations under ‘The Money Laundering, Terrorist Financing and

Transfer of Funds (Information on the Payer) Regulations 2017’ (SI 2017/692), brought into effect in June 2017. We are now required to undertake due diligence checks on intending bidders/prospective purchasers prior to any bid being accepted. Any intending bidders/prospective purchasers should therefore provide us with photographic identification (a current passport or driving license) and proof of address (utility bill no older than 3 months or current Council Tax bill) at our office before the sale or to the auctioneer prior to commencement of the sale.” The successful bidder/prospective purchaser will be required by us to complete an Identification Verification Questionnaire form (which will incorporate prescribed information (identification documentation etc) already given in the instance of purchase by auction) and a search via Experian to verify information provided (however please note the Experian search will NOT involve a credit search.)

General Remarks and Stipulations

LOCAL AND SERVICE AUTHORITIES

Lancashire County Council, County Hall Preston Tel: (01772) 254868

Lancaster City Council, Town Hall, Dalton Square, Lancaster, LA1 1PJ Tel: (01524) 582000

Electricity North West (Electricity Supply) Tel: 0800 048 1820

United Utilities Water Haweswater House, Lingley Mere Business Park, Great Sankey, Warrington Tel: (01925) 23700

PARTICULARS OF SALE

The descriptive particulars (but not the Stipulations and Special Conditions of Sale) do not constitute, or constitute any part of any offer

or Contract and all statements made herein are made without responsibility on the part of the Auctioneers or the Vendor. All intending

purchasers should satisfy themselves as to their correctness. The Vendor does not make nor give and neither Richard Turner & Son nor

any person in their employment has any authority to make or give any warranty as to the land and property

SALE PARTICULARS AND PLANS

The Plan and Quantities are based upon the latest available edition of the Ordnance Survey as revised by the Auctioneers. Such Plans

and Quantities and these Particulars are believed to be correct but any error or omission or mis-statement shall not annul the sale nor

entitle either party to compensation or in any circumstances give ground for any action at Law.

SPORTING AND MINERALS

The sporting and mineral rights are included in the sale

TENURE AND POSSESSION

The property is freehold and vacant possession will be given on completion.

TIMBER AND WOOD

all growing timber and fallen timber are included in the sale

FIXTURES AND FITTINGS

The Fixtures and Fittings are excluded from the sale unless they are expressly stated as being included.

FENCES & BOUNDARIES

The responsibility of fencing of the original boundary of the land has been marked according to the best knowledge of the Vendor, but it

is in no way guaranteed and intending Purchasers should make their own enquiries. Any discrepancy in this respect shall not annul the

sale nor give rise to any claim for compensation whatsoever.

TOWN PLANNING AND LOCAL LAND CHARGES

So far as the Vendor is aware the present use of the property is in accordance with the Town and Country Planning Acts. No requisition

shall be raised in regard to the user or otherwise in relation to the said Acts and the Vendor shall not be required to give any further

information in regard to the Town and Country Planning, the property is sold subject to all Local and Land Charges and any

requirements enforceable by any or other Public Authority, and subject to all encumbrances and other matters, the existence of which can

or ought to be discovered by enquiry of any Local or other Public Authority and the Purchasers shall not be entitled to any compensation,

indemnity or right or rescission in respect thereof.

RIGHTS AND EASEMENTS

The Property is sold and will be conveyed with the benefits of and subject to the burden of all existing rights of way, all rights for the

continuance of any means of supply of water, gas or electricity, all rights for drainage and sewage and any other pipelines through, over

or under any part, together with all necessary rights of access for maintenance, renewal and repair of any apparatus or construction in

connection with such rights.

OVERHEAD ELECTRICITY AND TELEPHONE LINES AND UNDERGROUND CABLES

The Purchaser of the Property shall take it subject to such wayleaves as effects the same.

MILK QUOTA.

No Milk Quota is included in the sale

DISPUTES

Should any dispute arise before or after the date fixed for Completion between the Purchasers or between the Vendor and the Purchaser

as to the interpretation of the Particulars or any matter whatsoever arising therefrom, or thereout, that matter in dispute should be referred

to the arbitration of Richard Turner of Richard Turner & Son, whose decision shall be final and binding on the parties in dispute

ORDER OF SALE:

Whilst it is intended to offer the land in lots as catalogued nevertheless the Vendor reserves the right to either amalgamate, divide or

withdraw any Lot or Lots prior to the Auction Sale.

UNSOLD LOTS:

In the event of any Lots remaining unsold the Vendor shall be entitled to exercise any rights or other matters over Lots reserved in the

Particulars, Stipulations or Conditions of Sale and shall hold subject to any such rights granted in favour of the Purchaser of any other

Lots.

CONDITIONS OF SALE:

The Conditions of Sale WILL NOT be read out at the Auction Sale, but a copy thereof will be available for inspection at the offices of

the Vendors solicitors during normal hours for 14 days prior to the date of the Auction Sale.

INSURANCE

As from the date of sale/signing of the Contract, the property shall be at the sole risk of the purchaser(s) and he/they shall effect his/their

own insurance's accordingly.

TENANT RIGHT

All tenant rights, unexhausted manurial values etc are included in the purchase price of the land and there will be no right to claim

compensation for any dilapidations etc.

Sale Plan (For illustration purposes only - not to scale)

Location Plan (not to scale)

MISREPRESENTATION ACT 1967:

Richard Turner & Son, for themselves and for the vendors or lessors of these properties whose agents they are, give notice that these particulars do not constitute

any part of an offer or a contract. All statements contained in these particulars as to these properties are made without responsibility on the part of Richard Turner

& Son or the vendors or lessors, none of the statements contained in these particulars as to these properties are to be relied on as statements or representations of

fact and any intending purchasers or lessees must satisfy themselves by inspection or otherwise as to the correctness of each of the statements contained in these

particulars. The vendor or lessors do not make or give and neither Richard Turner & Son nor any person in their employment, has any authority to make or give

any representation of warranty whatever in relation to these properties.

Planning Permission & Prior Approval