Situation
Oakham 2 miles, Melton Mowbray 8 miles, Stamford 13 miles, Leicester 25 miles, M1 (J21) 27 miles, Peterborough 27 miles. Mainline trains: Oakham to Leicester Approx. 26 mins, Oakham to Peterborough Approx 31 mins, Peterborough to London (Kings Cross) Approx. 1hr, Leicester to London (St Pancras) Approx. 1hr 10mins Airports: East Midlands 36 miles. Sharrads Farm occupies a pretty country setting on the eastern edge of the village of Langham, some 2 miles north of the county town of Oakham. With its existing and proposed facilities the property provides a rare and outstanding opportunity to further develop a business.

Education
There is an excellent range of both private and state schooling in the area. There is a primary school in Langham. Independent schools at Oakham, Uppingham and Oundle. For further details see www.isc.co.uk and www.rutland.gov.uk.

Local, Sporting & Recreation
The village of Langham has two churches, two pubs, village hall, village post office, hair dressers and Caravan Park. Local shopping facilities are available in the county town of Oakham with a wider range of shops, businesses, restaurants and leisure facilities in the larger centres of Leicester and Peterborough. There are abundant walking, riding and cycling opportunities from the property. Sailing, fishing and cycling can be enjoyed at nearby Rutland Water. Racing is at Leicester, Towcester, Huntingdon and Nottingham. Hunting is with the Cottesmore, neighbouring with the Belvoir, Quorn and Fernie. Vale View Equestrian Centre and Brooksby College Equestrian Centre both near Melton Mowbray have extensive facilities and hold a number of events and clinics.

Accommodation
The property is approached through timber gates that lead onto a large driveway with plenty of parking and turning space. There is a well presented modern bungalow that was built in 1992 and extends to some 1798 ft2 (GEA). The bungalow is subject to an Equestrian Occupancy Condition. There is plenty of scope for extension, subject to obtaining the necessary planning consents. At present, the accommodation comprises: • Sitting/Dining Room: feature fireplace with beam over amp; wood burning stove. French doors to outside, sliding doors to outside. • Kitchen: fitted wall and base units, breakfast bar, wood burning stove, electric AEG cooker, plus space for dishwasher and fridge. • Utility: fitted units to one wall, space and plumbing for washing machine, oil-fired boiler, door to outside. • 3 Double Bedrooms: 1 having built-in wardrobes. • Family Bathroom • Cloakroom

Outside
• Garden surrounding the bungalow mainly laid to lawn, flower beds amp; shrubs. • Large Breeze House with table, chairs amp; heater (available to purchase by separate negotiation). • Double Garage

Equestrian Facilities
The property lends itself perfectly to those wishing to run an equestrian business be it a competition or livery yard. Adjacent to the bungalow, the facilities include:- • Stable Yard: Scotts timber stable block (2,000 ft2 GEA) with 6 loose boxes (12’ x 12’), 1 foaling box (16’ x 12’), tack and staff room. The stables are well ventilated with automatic drinkers amp; individual lights. • Hay/Feed Store There is a separate farm track off Burley Road that leads down to the main yard, the facilities include:- • Frank Dale General Purpose Barn: (15,000 ft2 GEA), steel portal frame with part block walls, part Yorkshire boarding, fibre cement roof that has been split into:- • 9 stables, 1 tack room, wash-down area • Open stables • 6-bay open-fronted machinery storage / workshop area • Indoor School: 36.75m x 17.55m with Charles Britton riding surface, reinforced hardwood side panelling, 2 entrances, full lighting • Monarch 5-Horse Walker • Ample Car/Lorry Parking

Land
The land extends to approximately 234.25 acres (94.8 ha), with 125 acres in arable production, 36.5 acres of paddocks, 66.5 acres used for polo grounds, practice areas, the remainder being belts of woodland and ponds. The soil is freely draining slightly acid base-rich loam with the majority classified Grade 3 and some Grade 2.

Tenure & Possession
The tenure of the property is freehold with vacant possession upon completion, save for field 8689 (Lot 1B) which is tenanted out to Rutland Polo Club until 2014.

Plans, Areas & Schedules
These are based on the Ordnance Survey and are for reference only. They have been carefully checked and calculated by the vendor’s agents, however the purchaser(s) shall be deemed to have satisfied themselves as to the description of the property. Any error or mis-statement shall not annul the sale or entitle either party to compensation in respect thereof.

Town & Country Planning
The property is sold subject to any development plans, tree preservation orders, ancient monument orders, town planning schedules and resolutions, which may or may not come into force. Purchasers will be deemed to have full knowledge and have satisfied themselves as to the provisions of any such matters affecting the estate.

Planning
The bungalow is subject to an Equestrian Occupancy Condition whereby “the occupation of the dwelling shall be limited to a person solely or mainly working in the locality in agriculture, forestry or equestrian activities or an agricultural, forestry or equestrian worker now retired, having last worked in agriculture, forestry or equestrian activities, or a widow or widower of such a person, and to any resident dependants.” Manège Planning consent was granted in January 2005 (Ref: FUL/2004/1199/MS) to construct a 60m x 30m manège in field 2581 (Lot 1A) (planning now lapsed).

Polo Grounds
Change of use of agricultural field to be used as polo grounds and the construction of a Club House (field 8689 – Lot 1B) was granted by Rutland County Council. Planning consent was granted in July 2005 for the change of use of agricultural field (fields 1098 amp; 2581 – Lot 1A) to allow private exercising and training of polo ponies on an occasional basis (Ref: FUL/2005/0714/MS). Planning consent was granted in October 2006 for the change of use of agricultural fields (fields 6567, 7650 amp; 0263 – Lot 1B) to be used in connection with Rutland Polo Club (Ref: FUL/2006/1003/MS).

Deed of Covenant
There is a Development Clawback Right of 50% for 50 years on part of Lots 1B, 1C and Lot 3 for residential, commercial or industrial Use. Further information is available from the Agents.

Single Farm Payment
The Single Farm Payment relating to the land will be transferred to the purchaser. For avoidance of doubt the 2010 claim will be retained by the Vendors.

Farming
The arable land is currently let to a neighbouring farmer, agreement ceases this harvest (2010).

Holdover
A right of holdover will be reserved on the arable land for the harvesting of crops in 2010.

Polo Grounds
Part of Lot 1B (field no. 8689), as shown on the sale plan, is rented out to Rutland Polo Club for a 5 year period ending 30 September 2014. Further information can be obtained from the Agents.

Sporting
The shooting and fishing rights over the property are in hand and included in the sale.

Conservation
The farm has a Countryside Stewardship Scheme Agreement, which ceases on 30 September 2010. (End of the 10 year Agreement).

Rights of Way
There is a public footpath along the western boundary of Lot 3, as shown on the sale plan. A right of way exists in Lot 1A from Burley Road along the farm track to land at the rear of Mayflower House, as shown by the orange line on the sale plan.

Authorities
Rutland County Council, Catmose, Oakham, Rutland LE15 6HP Tel: 01572 722577

Postcode
LE15 7HZ

Council Tax
Band ‘D’

Services
Mains electricity, mains water, private drainage to a septic tank, oil-fired central heating.

Fixtures & Fittings
Unless mentioned specifically all fixture, fittings and garden ornaments are excluded from the sale but may be available by negotiation.

Health & Safety
Given the potential hazards of a working farm, we would ask you to be as vigilant as possible when making your inspection for your own personal safety, particularly around livestock, farm buildings and machinery. Children must be supervised by their parents on site.

Solicitors
Burges Salmon. Narrow Quay House, Narrow Quay, Bristol BS1 4AH. Tel: 0117 939 2000. Attn: Alistair Morrison

Important Notice
Fox Grant and their clients give notice that: 1. They have no authority to make or give any representations or warranties in relation to the property. These particulars have been prepared in good faith to give a fair overall view of the property, do not form any part of an offer or contract and must not be relied upon as statements or representations of fact. 2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning; building regulation or other consents and Fox Grant have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.

Cont.
3. The reference to any mechanical or electrical equipment or other facilities at the property shall not constitute a representation (unless otherwise stated) as to its state or condition or that it is capable of fulfilling its intended function; prospective purchasers should satisfy themselves as to the fitness of such equipment for their requirements. 4. We have not made any investigation into the existence or otherwise of any issues concerning pollution of land, air or water contamination and the purchaser is responsible for making his own enquiries in this regard. Particulars and photographs were taken in July 2010.

Directions
Head north along the A6003 towards Oakham. Continue around the bypass (Burley Park Way) and at the fifth roundabout turn right onto the A606 (Oakham Road). On entering the village of Langham, the road bends sharply round to the left, at this point turn right onto Burley Road. Continue along this road for about ¾ mile and the entrance to Sharrads Farm will be seen on the right hand side. Postcode: LE15 7HZ

Viewings
All viewings strictly by appointment through the agents on 01722 782727. For further information contact William Grant or Sara Netherway.

Property Misdescriptions Act 1991 Fox Grant and their clients give notice: 1. They have no authority to make or give any representations or warranties in relation to the property. 2. These particulars have been prepared in good faith to give a fair overall view of the property, do not form any part of an offer or contract and must not be relied upon as statements or representations of fact. 3. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents. Fox Grant has not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.