Henley Road, Outhill, Studley, B80 7DT

Ref: 30943884
By Auction
For Sale
A detached farmhouse with three bedrooms and a former farm building, together with approximately 27.18 acres (10.998 ha) of pastureland which will be offered for sale by public auction (subject to prior sale, reserve and conditions), at 6:30pm on Tuesday 26th October 2021 at The View, Hill Farm Marina, Stratford Road, Wootton Wawen, Nr. Henley-in-Arden, B95 6DE.


  • For Sale By Public Auction On 26th October 2021
  • 3 bed detached house
  • 27.15 acres (10.998ha)
  • P.Pasture
  • Good location
  • Suitable for re-development (STPP)
Main Photo


A detached farmhouse with three bedrooms and a former farm building, together with approximately 27.18 acres (10.998 ha) of pastureland which will be offered for sale by public auction (subject to prior sale, reserve and conditions), at 6:30pm on Tuesday 26th October 2021 at The View, Hill Farm Marina, Stratford Road, Wootton Wawen, Nr. Henley-in-Arden, B95 6DE.


Cranhills Farm is conveniently situated approximately 4 miles west of Henley-in-Arden, with Redditch town centre some 3 miles distant. The Farm is well situated for other local centres such as Stratford-upon-Avon and Alcester, with Birmingham city centre lying approximately 14 miles to the north. There is easy access to the A435 dual carriageway, the M42/J3 to the north and M40/J15 at Warwick.

The property, which has the benefit of an ‘in and out’ driveway with two entrances onto the A4189 Henley Road, is set back behind a row of mature cupressus trees and is very secluded.

A tarmacadam driveway with parking areas leads to the front of the Farm House which, we understand, was constructed in the early 1950’s. On the market for the first time since built, the house is orientated to take full advantage of the views southwards over its own land, down a sheltered valley. The property has the benefit of UPVC sealed unit double glazing to all elevations, An enclosed entrance porch under a waney edged timber gable roof, leads to the heavy front door, which opens into the:-
Entrance Hall
4.38 max x 1.88 max (14'4" max x 6'2" max)
With parquet block floor, door to the under stairs cupboard, with shelving and tiled setlass.
Obscure multi-paned glazed doors lead to the:-
Dining Room
4.22m x 3.35m (13'10" x 10'11")
Polished timber flooring, feature 1930’s tiled fireplace and hearth. Sliding aluminium framed double glazed patio door to conservatory.
Sitting Room
4.41m max x 3.76m max (14'5" max x 12'4" max)
With feature 1930’s tiled fireplace and hearth with oak carved mantle over.
Sliding aluminium framed double glazed patio door to conservatory.
3.35m x 2.78m (10'11" x 9'1")
Wood plank effect linoleum flooring, an extensive range of built in base cupboards and drawers, under roll top marble effect worktops, plumbing for washing machine, space for fridge/freezer. Built in 'Stoves' New Home, electric hob and dual oven, with extractor hood over, tiled splashbacks and numerous both glazed and solid wall units. Door to side verandah.
6.78m max x 3.26m max (22'2" max x 10'8" max)
From both the dining room and sitting room sliding patio doors lead to the extensive feature UPVC double glazed conservatory, with polycarbonate roof. Tiled floor. Exposed brickwork and a pair of doors opening onto the patio.
6.60m x 1.53m (21'7" x 5'0")
Accessed from the part obscure glazed, kitchen door is a covered side verandah with polycarbonate roof, door leads to the former garage, now used as:-
Utility Room
4.83m x 2.75m (15'10" x 9'0")
Opening and step down to further utility area, 1.69m x 1.71m, with part obscure glazed, door to the rear patio, small single bowl stainless steel sink, roll top work surface with tiled splashback, wall mounted cupboard over. From the verandah a timber door gives access to the:-
1.66m x 0.89m (5'5" x 2'11")
With quarry tiled floor, low level close coupled wc and wash hand basin.
From the Entrance Hall, stairs with a quarter turn lead to the first floor landing with airing cupboard, having factory insulated hot water cylinder and header tank, roof access hatch access. doors radiate to:-
Bedroom One (rear)
4.24m x 3.35m (13'10" x 10'11")
Polished timber floor.
Bedroom Two (rear)
3.83m (excluding wardrobes) x 3.38m (12'6" (exclud
Having an extensive run of bespoke built in wardrobes with shelving and hanging rails. Bedside chest of drawers, head board and matching dressing table.
Bedroom Three (front)
3.36m max x 2.78m (11'0" max x 9'1")
Exposed timber flooring.
To the rear of the property are large patio areas for seating/dining. To the east, there are both cedar wood and aluminium greenhouses, former poultry sheds and fuel store. To the east of the garage is a aluminium framed, polycarbonate roofed car port and a further timber framed garage under a pitched, corrugated steel sheet roof.
The extensive gardens that lie on all four sides of the property have a number of trees and shrubs together with a former vegetable area and a timber storage shed. Accessed from the house driveway is a stoned access track to the:
Three Bay Dutch Barn
13.6m x 7.3m (44'7" x 23'11")
Formerly, (probably) barrel topped, with some corrugated steel sheeting to one elevation, stoned floor. The access track continues with gated access to the land.
The Land
The land extends in total to approximately 27.18 acres (10.998 ha). Lying either side of a shallow valley. The land is south facing, contained in four main enclosures, all permanent pasture. The fields are bounded by mature hawthorn hedging, with a number of hedgerow trees. Along the eastern boundary runs a brook with watering points for livestock. In addition there are two small ponds located towards this eastern boundary, which could be further developed for wildlife or recreational use.
General Information Services
Mains electricity and water are connected to the property, hot water is provided by an immersion heater (there is no central heating). Foul drainage is to a septic tank located to the southwest of the property.
Warwickshire County Council – www.warwickshire.gov.uk
Stratford upon Avon District Council – www.sdc.gov.uk
Severn Trent Water – www.stwater.co.uk
Western Power Distribution – www.westernpower.co.uk
Tenure and Possession
The property is freehold and vacant possession will be given upon completion, scheduled for 28 days after the auction, ie 23rd November (or earlier by mutual agreement). On the fall of the hammer the successful purchaser will be required to sign the auction contract and pay a 10% deposit to the vendor’s solicitors, together with an administration fee of £500 plus VAT to the auctioneers, in the room, on the night.
Tenant Right
There will be no ingoing valuation for UMV/RMV’s and no claim for dilapidations (if any) will be entertained from the purchasers.
Basic Payment Scheme (BPS)
We understand that the land has been registered with the Rural Payments Agency (RPA) for BPS purposes (by others). No entitlements are therefore available, for transfer or purchase, those interested in the BPS Scheme should make their own enquiries of the RPA (www.gov.uk)
Rights of Way and Easements
The property is being sold subject to all rights of way and easements that may exist. Two footpaths cross the land on a roughly east/west axis over the southernmost field. In the southwest corner of this field there is a Severn Trent Water washout chamber for a large diameter STW water pumping main which crosses the same field.
Boundaries and Timber
All growing timber is included in the sale. The ownership of boundaries (where known) is delineated by an inward facing “T” mark.
Sporting and Mineral Rights
Sporting and Mineral Rights where owned are included in the sale of the freehold.
Plans shown are for identification purposes only.
Strictly by prior appointment only with the auctioneers, Earles, Tel. No. 01564 794343
Vendor's Solicitors
A full auction pack is available from the vendor’s Solicitors.

Number Ten
Elm Court,
Warwickshire. CV37 6PA
Tel. No. 01242 229089
Acting – Mr. Rupert Burchett
Email – rupert.burchett@lodders.co.uk
From the offices of Earles, Henley-in-Arden, proceed down the A3400 to the crossroads and traffic lights. Turn right onto the A4189, signposted to Redditch. Continue for approximately 4 miles. and the property will be found on the left hand side in the hamlet of Outhill, as indicated by the Earles 'auction' sale board.

From Birmingham and the north exit the M42 motorway at J3, heading south on the A435 dual carriageway, (signposted to Redditch). On reaching the first roundabout (after the dual carriageway) at Mappleborough Green, turn left onto the A4189, signposted to Henley-in-Arden and Warwick. Proceed along this road for approximately one mile, and the property will be found on the right hand side indicated as above.

Post Code – B80 7DT
Conditions of Sale
The property will, unless previously withdrawn, be sold subject to the Special and General Conditions of Sale, which have been settled by the Vendor’s Solicitor. These conditions may be inspected during the usual office hours at the offices of the vendor’s Solicitor mentioned in these sales particulars during the five days, exclusive of Saturday and Sunday, immediately before and exclusive of the day of the sale. The conditions may also be inspected in the Sale Room at the time of the sale but they will not then be read. The purchaser shall be deemed to bid on those terms whether he shall have inspected the Conditions or not.
Money Laundering
Money laundering regulations have been introduced by the government, affecting auctioneers, under the Proceeds of Crime Act 2002/Money Laundering Regulations 2007. To comply with this Act, we require all purchasers to pay the deposit by any of the following methods: Bank/Building Society Draft, Personal/Company Cheque. All purchasers will be required to provide proof of both their identity and current address and all parties intending to purchase any property must bring with them the following items: Full U.K. Passport or Photo Driving Licence (for identification), a recent Utility Bill, Council Tax Bill or Bank Statement (as proof of residential address). These should be presented to the vendor’s Solicitor when signing the contract.
Agent's Note
The guide price offers an indication of the price below which the vendor is not willing to sell. It is not necessarily the exact final sale price, and is subject to change prior to and up until the day of the auction. Any change in the guide price will reflect a change in the reserve (a figure below which the auctioneer will not be able to sell). The reserve can be expected to be set within the guide range or not more than 10% above a single figure guide. (RICS Common Auction Conditions 7th Edition).




    Important Remarks

    Please note that all the above information has been provided by the vendor in good faith, but will need verification by the purchaser’s solicitor. Any areas, measurements or distances referred to are given as a guide only and are not precise. Floor plans are not drawn to scale and are provided as an indicative guide to help illustrate the general layout of the property only. The mention of any appliances and/or services in this description does not imply that they are in full and efficient working order and prospective purchasers should make their own investigations before finalising any agreement to purchase. It should not be assumed that any contents, furnishings or other items shown in photographs (which may have been taken with a wide angle lens) are included in the sale. Any reference to alterations to, or use of, any part of the property is not a statement that the necessary planning, building regulations, listed buildings or other consents have been obtained. We endeavour to make our details accurate and reliable, but they should not be relied on as statements or representations of fact and they do not constitute any part of an offer or contract. The seller does not give any warranty in relation to the property and we have no authority to do so on their behalf.