A complete country estate with principal dwelling, secondary accommodation, traditional buildings, productive farmland, planning opportunities and investment farm. In all about 318.51 acres.

A rarely available complete country estate with period principal dwelling, secondary accommodation, traditional buildings, productive farmland, planning opportunities and investment farm.

Lot 1
Westmeads house (circa 7000 sq ft) with delightful gardens and grounds
Courtyard of traditional buildings
Range of stables and modern building
Three period cottages (all subject to ASTs)
Orchards, paddocks and arable land
Attractive wooded areas
In all about 46.83 acres (18.95 hectares)

Lot 2
roductive block of arable land with some wooded areas
Good road frontage
In all about 98.58 acres (39.90 hectares)

Lot 3
Productive block of arable land with usable enclosures
Good road frontage
In all about 50.56 acres (20.46 hectares)

Lot 4
Lobbington Hall Farm subject to lifetime tenancy
Detached farmhouse
Range of traditional and modern farm buildings
Arable and pastureland
In all about 110.04 acres (44.53 hectares)

Lot 5
Range of buildings with Q class permission
Permission for single residential dwelling Surrounding land
In all about 12.50 acres (5.06 hectares)

In all about 318.51 acres (128.90 hectares) For sale as a whole or in lots

Situation
Butlers Marston is a charming small South Warwickshire village set amidst delightful rolling countryside. The nearest larger village is Kineton, which has an excellent community with a number of thriving clubs and societies for social and leisure activities.
Within the village there is a good range of shops including a mini supermarket, post office, butchers, florist, public houses, doctors and veterinary surgeries, chemist and restaurant. A wider range of shopping facilities can be found in Stratford upon Avon, Wellesbourne, Warwick, Leamington Spa and Banbury.

The area is well served by state, private and grammar schools including primary and secondary schools in Kineton, The Croft Prep School near Stratford upon Avon, Warwick Prep and Public School and Kings High School for Girls in Warwick; Kingsley School for Girls and Arnold Lodge School in Leamington Spa; Tudor Hall and Bloxham Schools.
Horseracing is available locally at Stratford upon Avon, and the property sits in the heart of Warwickshire Hunt Country.
The property is well positioned with easy access to the M40 (J12) providing routes to Birmingham to the north and Oxford and London to the south.

Lot 1: Westmeads
Westmeads is a substantial and impressive Grade II Listed property, dating back to the late 17th Century with an early 20th Century wing.
The property sits in a private and secluded position on the edge of the village with fine views over its gardens and grounds.
Westmeads retains many original period features, with well-proportioned and spacious accommodation throughout, spread over five floors. It now requires some sympathetic modernisation and updating but will create a very special and unique family home. The current family have owned the property since the 1950s.
The reception hall has a fireplace with woodburner, with stairs to the lower and upper floors. The sitting room has a feature inglenook fireplace with woodburner, and doors to the terrace and garden.
The drawing room is dual aspect with views over the gardens and has an open fireplace.
From the reception hall stairs lead to the lower ground floor, which encompasses the kitchen/breakfast room with larder. The adjoining dining room is dual aspect.. Completing this floor is a rear lobby with adjacent utility room, games room, wine store, plant room and further stores.
On the first floor there are three bedrooms and bathroom. The principal bedroom is situated on the upper first floor, with an adjacent bathroom. On this upper floor there are a further three bedrooms and bathroom.
On the second floor there are four bedrooms and two bathrooms, along with a further storage room. Finally there is a loft area with two rooms.

The property is approached through a pillared driveway leading to a good sized parking area. The mature gardens and grounds surround the main house and offer a variety of more formal gardens which open up to more amenity orchards and paddocks. The gardens are surrounded by mature trees with the opportunity to utilise a rear driveway from the centre of the village if required.

Outbuildings
There are a selection of garaging and stores adjacent to the house with an attractive range of period and modern buildings accessed from the first part of the driveway. The buildings comprise an unconverted former full height granary building currently used as workshops and storage. The three bedroom Farmyard Cottage adjoins this building. There is also a modern general purpose building within the courtyard currently tenanted.
On the opposite side of the courtyard is access to a good range of stabling which could be further enhanced together with a dutch barn and separate access to the orchard and land beyond.
Adjoining the courtyard is a pair of semi-detached period stone cottages.

Grooms Cottage (1 Westmeads Cottages)
A semi-detached period stone cottage. Comprising sitting room, dining room, kitchen and utility/wc, three bedrooms and bathroom. Outside there is a private enclosed garden with parking available.

2 Westmeads Cottages
A semi-detached period stone cottage. Comprising sitting room, dining room, kitchen, utility/wc, two bedrooms and bathroom. Outside there is a garden area and parking within the courtyard.

Grounds
To the west and north of the principal dwelling are a range of home paddocks, orchard, former tennis court and copsed areas leading to two arable fields and further wooded areas, all of which creates a sense of amenity and privacy to the property. In all Lot 1 extends to approximately 46.83 acres.

Lot 2 – Arable and Woodland
Sitting to the west of the village and adjoining lot one is a compact block of arable land benefiting from usable enclosures and good road frontage. There are also some small wooded areas within this lot. In all about 98.58 acres.

Lot 3 – Arable Land
Lying to the south of Lot 2, with full road frontage, a ring fenced block of arable land that could be utilised with the main estate or managed as a standalone block of arable land. In all about 50.56 acres.

Lot 4 – Lobbington Hall Farm
A Grade II Listed farmhouse dating back to the 17th Century with later 19th and 20th Century extensions. The property is approached via a long private driveway and sitting in a delightful rural setting.
On the ground floor there is a dining room, sitting room and kitchen with adjacent store. On the first floor there are three bedrooms and a bathroom.
The gardens surround the property.
There are a good range of adjoining traditional barns and outbuildings, situated around a courtyard, which offer great potential (subject to obtaining the necessary planning permissions).
The land surrounds the property and combines arable and pastureland in usable enclosures.
In all Lot 4 extends to about 110.04 acres.
The whole of Lot 4 is being offered subject to a lifetime Farm Business Tenancy for the benefit of the current occupier. Further details are available upon request.

Lot 5 - Q class permission and land
A range of modern farm buildings with the benefit of Q class permission under application number 22/00804/COUQ for the conversion to form a single residential dwelling. A full and detailed planning application has also been submitted for an enhanced single dwelling. The property will be offered with the surrounding arable land which benefits from good road frontage. In all about 12.5 acres.
It Lots 3 and 5 are sold separately a suitable stock proof boundary fence will need to be erected by the purchaser of lot 5 between the properties within 3 months of completion.

Tenure and Possession
Lots 1, 2, 3 and 5 of Westmeads will be offered with vacant possession on completion.
Lot 4 - Lobbington Hall Farm will be sold subject to a lifetime Farm Business Tenancy. Further details are available upon request.

Sporting timber and mineral rights
The sporting, timber and mineral rights are owned so far as we are aware. The property has been operated as a successful small family shoot, with frontage and fishing on the River Dene, and further sporting potential.

Public rights of way, wayleaves and easements
The property will be sold subject to all relevant public and private rights of way that affect the property. A public bridleway and footpath cross the land.

Rural, environmental and woodland schemes
Lots 1, 2, 3 and 5 are not subject to any ongoing rural, environmental or woodland schemes so far as we are aware.

Holdover and ingoing valuation
If required provision may need to be made for holdover and an ingoing valuation of the growing crops.

VAT
The property is not subject to VAT on the purchase so far as we are aware but reserve the right to do so should further information come to light.

Services
Westmeads, Farmyard cottage, Grooms Cottage, 2 Westmeads cottage: Mains water, electricity and drainage are all connected. Heating is via oil.
Lobbington Hall Farm: Mains water and electricity are connected. Drainage is via a private system.

Council Tax
Stratford upon Avon Council

Westmeads – H
2 Westmeads – C
Grooms Cottage – C
Farm Cottage – C
Lobbington Hall Farm – D

Solicitors and Data Room
Michelmores solicitors LLP, Exeter. FAO Ellie Wonnacott
A suitable data room has been established with access provided via the solicitors on request.
Please note the property is subject to a first registration of Title at the Land Registry.

Directions and viewing
Postcode for Westmeads House – CV35 0NG
Postcode for Lobbington Hall Farm – CV35 0NJ

Viewings of all lots strictly by appointment through the selling agents Fisher German LLP

Floorplans

10 bedroom detached house for sale