Hook Norton, Banbury, Oxfordshire OX15 5LU
Chipping Norton (5 miles), Banbury (8 miles) and Oxford (25 miles)
A delightfully situated north Oxfordshire farm comprising of appealing stone-built
Grade II Listed Farmhouse, range of barns with potential, land extending to
112.46 hectares (277.89 acres) and a pair of stone-built cottages.
The property is to be sold as a whole or in 4 Lots
The farm enjoys a fine rural setting, lying to the north and south of Station Road, approximately 1
mile to the east of Hook Norton. This is a very popular village which has a thriving community and
a range of services including health centre, dentist, Church of England primary school, village
church, two public houses, the famous Hook Norton Brewery, local shop and sports facilities.
Further amenities can be found at Chipping Norton (5 miles), Banbury (8 miles) and Oxford (25
miles). Mainline railway services and links to the M40 motorway can be found at Banbury.
There is an impressive range of state andprivate schoolingavailable, including Bloxham andTudor
Hall Private Schools, Bloxham (5 miles). Other schools include Kitebrook near Chipping Norton,
and Winchester House School near Brackley, Kingham Hill and Sibford. There is a small doctor’s
surgery in the village of Sibford (5 miles). Nearest hospitals are at Banbury and the renowned
John Radcliffe Hospital at Oxford.
For sportingandleisure facilities, the nearestgolf courses are at Tadmarton Heath, there is a sports
and social club at Hook Norton, and another leisure centre at Chipping Norton. Private facilities
are available at Soho Farmhouse, Great Tew (7 miles) subject to membership.
The property is to be sold as a whole or in 4 Lots.
Lot 1 comprises the main farmstead and land extending to approximately 74.11 hectares (183.13
acres) andprovides a mixtureof temporarygrass,permanentgrasslandandarable farmland. The
farm includes and surrounds Butter Hill lying within a ringfence to the south of Station Road.
Manor Farm is approached over a private tarmacadam drive, some one third of a mile from the
highway and,originallybuilt in about 1792 with a later wing, comprises a handsome Grade II Listed
stone-built farmhouse with a roof of stone tiles and slate. Approached from the rear, the front of
the house has appealing views across the garden and farmland with a south-easterly aspect.
Arranged over two floors, the accommodation briefly includes: On the ground floor: Entrance
Hall (with stepsdown tocellar),Sitting Room, Dining Room,Snug, Office, Dairy, Kitchen/Breakfast
Roomand Utility Room. On the first floor:Fivebedrooms andbathroom, together with a staircase
leading up to the attics. Outside there are various domestic outbuildings. Gardens are laid to
lawn with mature trees and shrubs, etc.
The farm buildings comprise a mixed range of modern and traditional buildings mostly situated
in and around the main farmstead. The range of modern buildings comprise a 4 bay steel frame
building with concrete floor, Atcost concrete-framed 3 bay fodder store, 4 bay Dutch barn, silage
clamp with sleeper walls, all built around a single storey stone and corrugated tin former range of
The land extends to approximately 117.06 hectares (289.26 acres) in total and is a mixture of
temporarygrass,permanentgrasslandandarable land. Themajorityofpermanentpasture fields
have the benefit of stockproof fencing or boundary hedges or walls. Soils are mixed, mostly
designated as Reference 7 (Soilscape England), being freely draining on a slightly acidic but
base-rich soil with higher land of a sandier texture.
Adjacent to the farmhouse there are various traditional buildings of brick and stone including a
separate 1½ storey stone threshingbarn with attachedcattlebyre, which couldhavedevelopment
potential subject to planning consent.
Lot 2 Comprises land to the north of Station Road extending to approximately 38.35 hectares
(94.76 acres) andlies within a ringfence, includingpasture andarable land. There isdirect access
off Station Roadandthe Lot includespart of a former railway line. Tofield 0222 there is currently
access by pedestrian gate only.
Lots 3 and 4 – 1 & 2 Manor Farm Cottages Comprising a pair of semi-detached cottages with
access off Station Road with a communal parking and turning area. The cottages are of stone
construction under a slate roof. The cottagesbenefit from doubleglazing. The accommodation
for each is similar, on the ground floor two reception rooms, kitchen, bathroom, utility room,
separate WC. On the first floor, two bedrooms
Mains electricity and water are connected. Mains drainage is connected to the cottages only.
The farmhouse drains to a septic tank.
The farmhouse has the benefit of a partial oil-fired central heating system. Mains water is
connected to some of the pasture fields, a new mains water connection will be required to
service Lot 2 (at the purchasers cost if required).
Cherwell District Council – tel: 01295 227001
Oxfordshire County Council – tel: 01865 792422
Thames Water – tel: 0800 316 9800
Tenure and Possession
Possession of property is for sale freehold with vacant possession available after harvest 2019.
Fixtures & Fittings
All items mentioned in these particulars are included in the sale price, all others are expressly
Between the points A-B-C on the Sale Plan, to be fenced by others.
Council Tax Banding
Manor Farmhouse: Band F
1 Manor Farm Cottages: Band C
2 Manor Farm Cottages: Band B
Basic Payment Scheme
The land is registered with the Rural Land Register. It is anticipated that the current farmer will
make the BPS claim in 2019 and that there should be no apportionment of claim value to the
Purchaser. It is understood that the Entitlement holder is prepared to transfer the Basic Payment
Entitlements but this must be by separate arrangement.
The Purchaser will be required to comply with the Cross Compliance Regulations for the 2019
scheme year from completion until 31st December 2019, and will indemnify the Vendor and the
BPS 2019 claimant for any loss or penalty as a result of any breaches.
The land is not registered under any Environmental Stewardship Scheme.
The land is listed within a Nitrate Vulnerable Zone. We are not aware of any other designations
on the property.
Sporting and Timber Rights
The sporting and timber rights insofar as they exist, are included in the freehold sale.
Minerals and Mineral Rights
The mineral rights are included in the freehold sale.
Easements and Wayleaves
Overhead electricity lines only.
Plans, Areas and Schedules
Areas are based on Promap digitised mapping data and the RPA Rural Land Register map. They
have been checked and computed by the Selling Agents but the Purchaser should be deemed
to have satisfied themselves as to the description of the property. Any error or mis-statement
shall not annul the sale.
Boundaries & Rights of Way
The Purchaser shall be deemed to have full knowledge of all boundaries, and neither the Vendor
nor the Selling Agents will be responsible for defining the boundaries of ownership thereof.
There are some public footpaths.
Viewings are strictly by prior arrangement with the Selling Agents, Sheldon Bosley Knight, The
Corner House, Market Place, Shipston-on-Stour, Warwickshire CV36 4AG, tel: 01608 661666.
Health & Safety
We would like to bring to your attention that this is a working farm and request that you take
considerable care for your own personal wellbeing during viewings.
Lodders Solicitors LLP, Number Ten Elm Court, Arden Street, Stratford-upon-Avon,
Warwickshire, CV37 6PA. Tel: 01789 206166. Contact: James Spreckley