Munsley, Ledbury, Herefordshire, HR8

Upleadon Court is a wonderful
totally unspoilt farm, which is
being sold for the first time in
over 100 years. Located in an
elevated position looking out
across its own land with enviable
far reaching views across to the
Malvern Hills, Cleeve Hill and the
Black Mountains the farm is truly
unique and has huge potential.
Upleadon Court as a whole extends
to approximately 201 acres (81 ha)
as a whole.

Lot 1 ? Upleadon Court Farmhouse,
Outbuildings and Land
About 173 acres

Located at the end of the private
drive Upleadon Farmhouse is
understood to date back to the
Georgian era with later additions
in Circa late 19th Century, the
property is unlisted and sits in the
centre of its own land.

The farmhouse is an impressive,
south facing red brick property
surrounded by the farmhouse
gardens and grounds with fantastic
uninterrupted views of the Malvern
Hills. The main entrance door is
on the southern elevation of the
farmhouse and leads through into
the entrance hallway which runs
centrally through the ground floor
of the farmhouse and provides
access to the drawing room and
sitting room positioned at the
front of the house both with sash
windows and are south facing, the
kitchen/breakfast room which also
has secondary door into the sitting
room, the former kitchen now
used as a utility room and a good
sized larder are located at the
far end of the entrance hall with
a secondary door leading out
to the adjacent farm buildings.
Completing the ground from is a
downstairs shower room.

The traditional staircase taken
from the main entrance hall and
adjacent to the front door leads to
the first floor which comprises; two
south facing double bedrooms with
sash windows, master bedroom,
two further double bedrooms,
single/storage room and a family
bathroom. A secondary staircase
can be taken from the first floor
hall way down to the entrance hall.
On the third floor are two double
bedrooms with south facing views.
Upleadon Farmhouse is a
wonderful character property
with a huge amount of potential
and would benefit from
modernisation throughout.


The gardens and grounds at
Upleadon Court are attractive
and peaceful, surrounding the
farmhouse to the southern, eastern
and western elevations and are
mainly laid to lawn with flowers bed
and mature trees. A former walled
garden to the east of the farmhouse provides character and could be
re-built to its original dimensions.
Grassland and a pond are set back
from the farmhouse and adjoin part
of the drive providing an attractive
outlook and it is understood part
of the grassland has been used as a
grass tennis court in the past.

The farm buildings at Upleadon
Court are located to the north
of the farmhouse and comprise
a good array of traditional and
modern farm buildings. A former
Hop Kiln positioned just behind
the farmhouse is a wonderful
traditional red brick building
currently comprising of workshops,
storage rooms and former mill
room to the ground floor and a large
former hop drying and bagging
area to the first floor. Benefitting
from many traditional features
such as open beams the building
could provide (subject to the right
consents) excellent secondary
accommodation, home office or
gym space.

A second traditional building
located to the north west of the
farmhouse currently provides
parking, storage and a workshop
area with adjoining lean too
and a 2 x bay steel portal framed
agricultural building attached to the
northern elevation.

Completing the buildings at
Upleadon Court are; a 5x bay steel
port framed part clad agricultural
storage building, a 4x bay steel
portal framed part clad agricultural
storage building; part brick
part steel clad storage building,
traditional red brick building with
attached workshop and a dutch
barn with adjoining steel portal
framed storage building.
The farm buildings have all been
utilised for agricultural purposes
however, with the correct
permissions, they could provide the
scope for alternative uses.

The Farmland
The land at Upleadon Court
surrounds the farmhouse and
farm buildings and comprises of
productive predominately Grade
2 arable land extending to about
136 acres. The land is included
in a standard arable rotation and
is relatively level to the southern
boundary and becoming more
undulating to the northern boundary.
The farmland has been very well
maintained by the current owners.
The permanent pasture is located
on the northern boundary and
comprises of one main enclosure
which is undulating and extends
to about 14 acres with an area of
woodland located in the middle
of the field. Smaller areas of
permanent pasture surround the
farmhouse and gardens.

Orchards
There are three apple orchards
at Upleadon Court which have
been in production for in excess
of 50 years and are harvested
by a local cider producer on an
informal agreement. The two larger
orchards are located adjacent to
the permanent pasture field and
to the north of the farmhouse and
buildings with a smaller orchard
located to the east of the farmhouse.
In total, the orchards extend to
approximately 16 acres.

Lot 2 ? Land to the south of Upleadon
Court | About 28 acres

Located to the south of Upleadon
Court and split away from the farm
by Heywood Lane is Lot 2 which
comprises of approximately 24
acres of productive predominately
Grade 2 arable land bordered to
the south by Stony Brook. The land
comprises of one enclosure with
woodland adjoining the brook. The
land is easily accessed via double
gates from Heywood Lane.

General Information

Method of sale: Upleadon Court is
offered for sale as a whole, or in up
to two lots by private treaty.

Services: Upleadon Court is
connected to mains electricity with
a private borehole fed water supply
and private drainage. Heating to
the farmhouse is supplied from
a biomass boiler located in an
adjacent outbuilding.

The farm buildings are connected
to mains electricity and the private
water supply.

EPCs and Council Tax:
Upleadon Court ?
EPC Band = F
Council Tax Band = G
2022/2023 Payment = £3,495.45

Wayleaves, easements and rights
of way: The property is being sold
subject to and with the benefit of
all rights including; rights of way,
whether public or private, light,
support, drainage, water and
electricity supplies and other rights
and obligations, easements and quasi-easements and restrictive
covenants and all existing and
proposed wayleaves for masts,
pylons, stays, cables, drains, water
and gas and other pipes whether
referred to in these particulars or not.

There is a public footpath crossing
over part of the land. Further details
are available from the vendor's agent.

Basic Payment: The entitlements
to the Basic Payment are included
in the sale. In the event that
the property is sold in lots the
entitlements will be included with
the eligible land on a pro rata basis
at the discretion of the vendor (or
their representatives).

The vendor has submitted a claim
for the current scheme year and will
retain the payment for this scheme
year in its entirety. The vendor
will use reasonable endeavours
to transfer the entitlements to the
purchaser as soon after completion
as the transfer rules allow.

Schemes: The majority of the
land at Upleadon Court is entered
into a Countryside Stewardship Agreement (CSA) which is due
to expire on 31/12/2025. The
purchaser will be deemed to have
full knowledge of the scheme(s)
and will take it on and comply with
the scheme from completion if
necessary. The vendor will retain
any CSA payments payable up to
completion. Further details are
available from the vendor's agent.

Designations: Upleadon Court is
situated within a Nitrate Vulnerable
Zone (NVZ).

Ingoing valuation: In addition to the
purchase price the purchaser will
be required to pay for:-
Growing crops and all beneficial
cultivations, sub soiling, moling
and acts of husbandry since the
last harvest at current CAAV rates
or contract rates where applicable;
Seed, fertilisers, manures and
sprays applied to the growing crops
since the last harvest at invoice
cost; All seeds, sprays, fertilisers,
fuel, oil and other consumables in
store at invoice cost. Enhancement
of £30/ acre/ month from the date
of establishment to completion.
Lime and chalk applied since the last harvest at invoice cost of the
materials and spreading.

Sporting, timber and mineral rights:
All sporting timber and mineral
rights are included in the freehold
sale, in so far as they are owned.

Covenants and/or restrictions: There
are restrictions / covenants listed on
the Land Registry Title deed, details
of which will be made available by
the vendors solicitors on request.

Fixtures and fittings: All items
usually regarded as fixtures and
fittings and equipment, including
fitted carpets and curtains,
together with garden ornaments
and statuary, are specifically
excluded from the sale. These may
be available to the purchaser by
separate negotiation.

Local authority: Herefordshire
County Council (01432 260000).

VAT: Any guide price quoted or
discussed is exclusive of VAT. In the
event that a sale of the property, or
any part of it, or any right attached
to it, becomes a chargeable supply for the purposes of VAT, such tax
will be payable in addition.

Health and safety: Given the
potential hazards of a working
farm we ask you to be as vigilant
as possible when making your
inspection for your own personal
safety, particularly around the farm
buildings and machinery.

Solicitors: Lodders Solicitors LLP,
Glensandra House, 1 Montpelier
Parade, Cheltenham GL50 1UA.

Postcode: HR8 2SN (please note
some satnavs do not take you
directly to the farm).

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Directions: From Trumpet head
north on the A417 for around 1.5
miles taking the right hand turn to
Bosbury. Continue along Heywood
Lane for 1.5 miles and Upleadon
Court is on your left-hand side.

Viewing: Strictly by confirmed
appointment with the vendor's
agents, Strutt & Parker in
Cirencester 07826 672139 or
Oxford 07912 391202.

Upleadon Court is situated in an
attractive area of rural Herefordshire
approximately 6 miles to the north
west of the historic market town of
Ledbury which provides all local
amenities including cafes, shops,
schools, pubs and restaurants and
is famous for its timber-framed
buildings. The Cathedral city of
Hereford is located 13 miles to
the east of the farm and is easily
accessed via the A438 and offers
a wider range of supermarkets,
schools and access to the wider
transport network including a
train station with trains to London
Paddington (from 154 minutes).

The M50 is located approximately
10 miles to the south of the farm
and provides access to junction 8
of the M5 motorway.