About this property

Location

Round House Farm is located approximately three miles east of Boston in the Parish of Fishtoft and is easily accessed direct from the A52.

The principal areas of land are located astride the A52 extending to 147.69 hectares (364.98 acres). Two off-lying fields extending to 5.73 hectares (14.16 acres) are located in close proximity to the east of the main blocks.

Accommodation

GROUND FLOOR ACCOMMODATION:
Entrance Hall Leading to stairs and onto kitchen and dining room.
Breakfast Room With period features, brick open fireplace, bay windows and sliding doors to kitchen. Includes a small snug area with two single glazed windows to the south and west elevations.
Kitchen Free-standing kitchen island fitted wall and base units with single sink, 4 door oil fired Aga, integrated fridge freezer, space and plumbing for dishwasher, part tiled walls. Door leading to walk in pantry with built in wall and base units and glass fronted cabinets.
Utility Fitted wall and base units with single sink, space and plumbing for washing machine and tumble dryer, part tiled walls.
WC Two piece suite with WC and hand basin
WC Two piece suite with WC and hand basin, door leading to storage cupboard under stairs.
Lounge With period features, brick open fireplace, bay windows and double doors leading to sun room and dining room.
Dining Room With period features, brick open fireplace, bay windows and double doors leading to sun room and lounge.
Sun Room With two large picture windows to east elevation, double doors leaving out onto lawn, further double doors leading back into drawing and sitting rooms.

FIRST FLOOR ACCOMMODATION:
Landing With feature skylight
Bedroom 1 With picture window to south and east elevation, marble surround with open fire.
Bedroom 2 With picture window to south elevation, marble surround with open fire, built-in storage cupboard.
Bedroom 3 With picture window to west elevation and single hand basin.
Bedroom 4 With picture window to north and east elevation, marble surround with open fire, door leading into bedroom five.
Bedroom 5 With picture window to east elevation, door leading into bedroom four.
Bathroom
A three-piece bathroom suite consisting of WC, hand basin and bath, airing cupboard and picture window to south elevation.

FARM BUILDINGS AND YARD
The farmyard occupies an area of 0.92 hectares (2.28 acres) and provides a spacious area partly laid to concrete and part hardstanding. The yard has the benefit of separate access directly off Baker's Lane to the east of the farmstead.

1. Ex-bulb sterilising shed - 6.71 x 18m Steel framed building with asbestos clad sides under asbestos roof. Concrete floor. Diesel tank on a steel frame adjoining.
2. General purpose building - 16.69m x 18.4m Single span building with lean-to attached. Steel framed construction of part brick part asbestos clad sides and asbestos roof. Single span is 9.07 m x 18.4 m. Lean-to is 7.62 m x 18.4 m
3. General purpose & potato chitting - 9.57m 23.15m Steel framed building constructed of brick sides under asbestos roof with water bowser on metal stand.
4. Wheel store - 9.86m x 5.25m 3-bay open fronted building constructed of brick under pantile roof.
5. Cold stores - 25.69m x 11.49m Traditional brick building under asbestos roof incorporating cold store facilities, concrete insulated cork floor throughout. Engine house attached (engine not in situ).
6. Galvanised machinery store - 22.81m x 8.15m Steel framed building under a galvanised tin roof lean-to, adjoining the cold store previously mentioned.
7. General purpose/ Workshop - 23.22x 12.34m Steel framed building with brick sides under asbestos roof, including secure storage area. Water connection in building.
8. Traditional single storey building - 5.24m x 20.08m Open fronted building. Brick under pantile roof to the front and asbestos roof to the back. Includes toilet block with two toilets and hand wash basins.
9. Galvanised machinery store - 21.86m x 8.04m Steel frame Dutch Barn with galvanised iron roof.
10. Offices/general stores - 4.9 m x 39.8 m Traditional single storey building constructed of brick under a pantile roof including chemical store.
11. Loosebox storage - 4.75 m x 24.33m A traditional single storey building constructed of brick under pantile roof.
12. Wooden shed - 2.45m x 3.68m With water connection.
13. Storage Cage Steel cage under asbestos roof used for empty chemical containers.

Services

The farmhouse and outbuildings benefit from mains water and electrics. Foul drainage is to a private system, if this system is not compliant the Purchaser will endeavour to carry out the necessary improvements. Heating is via an oil fired boiler. Additionally, the farmhouse has an oil fired Aga. The property benefits from having Fibre Optics.

The farmyard has a 3-phase electricity supply, mains water and foul drainage to a private disposal system.

We have not carried out any tests on any of the services or appliances and interested parties should arrange their own tests to ensure these are in working order.

Viewing

Viewings of the farm will be by appointment only. The land can be viewed at any time during daylight hours, but it is advised and requested that interest is registered with the Sellers' Agent to enable access to buildings in the yard.

VAT

Should any sale of the land or any right attached to it become a chargeable supply for the purpose of VAT, such tax shall be payable by the buyer in addition to the Contract Price.

Other

Directions
Directions from Boston to Round House Farm as a follows: when travelling north on the A16 from Spalding towards Boston, continue through the town of Boston on John Adams Way (A16). When you arrive at Burton Corner Roundabout, take the second exit on to Wainfleet Road (A52). Remain travelling on this road for approximately 1.5 miles, you will pass Dobbies Garden Centre, Boston on your left. The property is located approximately 750m after the garden centre on your left-hand side.

Land and Soils
The agricultural land extends to approximately 153.42 Hectares (379.14 acres), there are two main blocks to the north (262.09 acres) and to the south (102.89 acres) of the A52. There are two further fields located in close proximity extending to 4.03 acres and 10.13 acres in the Parish of Haltoft End. The fields are generally good sizes and shapes, ideal for commercial agricultural and horticultural enterprises. The farm is classified as Grade 1.

The soils are of the Tanvats and Wisbech Soil Associations as shown in Soils of England and Wales Soil Map Sheet 4: Eastern England. These are described as being:
Tanvats - Deep stoneless fine and coarse silty and clayey soils with groundwater levels controlled by ditches and pumps. The land is described as being suitable for cereals, sugar beet, potatoes and field vegetables in the fens.

Wisbech - Deep stoneless calcareous coarse silty soils. Ground water usually controlled by ditches or pumps. The land is described as being suitable for sugar beet, potatoes, field vegetables, horticultural crops and cereals in the fens.

Overage
There will be a development overage placed on the farm for a period of 50 years from the date of completion. The overage will be triggered for any renewable energy project (including but not limited to solar, wind, battery storage but excluding any roof mounted solar and up to one hectare of ground array). This will be triggered on the implementation of the planning permission or disposal of the land with the benefit of the permission, whichever is sooner. The overage amount payable will be 35% of any uplift in capital value derived from the development at the trigger date.

A development overage will also be placed on field parcels 8750 and 6612 from the date of completion and this will be triggered on implementation or disposal with the benefit of planning permission for any non-agricultural use. The overage will be for a period of 35 years and the amount payable will be 35% of the uplift in value at the trigger date.

Tenure
The freehold is predominantly owned by Charles and Keith Hardy. Part of the property is registered under Land Registry title numbers LL209926 and LL209928. The unregistered land is currently being reviewed for registration to proceed.

10.70 acres are owned separately by a third party and are included in the sale. A separate contract of sale will be required for this part of the property.

Insofar as we are aware the mineral, timber and sporting rights are all included with the freehold.

Terms

Method of Sale
Round House Farm is offered for sale by Private Treaty as a whole, with vacant possession on completion. Consideration will be given to offers for part. The property is shown shaded pink on the plan.

Overage
There will be a development overage placed on the farm for a period of 50 years from the date of completion. The overage will be triggered for any renewable energy project (including but not limited to solar, wind, battery storage but excluding any roof mounted solar and up to one hectare of ground array). This will be triggered on the implementation of the planning permission or disposal of the land with the benefit of the permission, whichever is sooner. The overage amount payable will be 35% of any uplift in capital value derived from the development at the trigger date.

A development overage will also be placed on field parcels 8750 and 6612 from the date of completion and this will be triggered on implementation or disposal with the benefit of planning permission for any non-agricultural use. The overage will be for a period of 35 years and the amount payable will be 35% of the uplift in value at the trigger date.