Annatts Farm, High Lane, Stoke-On-Trent, ST6 8RT

Annatts Farm offers the rare opportunity to purchase a ringfenced former dairy farm with an historic two-bedroom Grade II listed farmhouse in need of full modernisation and improvement, together with extensive traditional and modern farm buildings set in 53.04 acres (21.47 hectares) of land, with several potential business or development options and handily located between Leek, Stoke-on-Trent and Congleton.

The residential property has attractive period features from the outside and character features on the inside.

There is an expansive yard area with steel framed buildings, along with traditional stone and brick outbuildings currently used for equestrian and storage uses.

The Farmhouse A substantial Grade II listed detached property of stone construction with part rendered elevations under a tiled roof and having a gross external floor area of circa 163 m2 (1,758 ft2) over two stories.

On the front of the property there is a date stamp ws 1686 and although requiring complete renovation and modernisation throughout, it will make an impressive family home once complete.

Ground Floor Hall (4.79 x 2.11 (15'8" x 6'11")) Wood glazed door to the frontage, stairs to the first floor, understairs storage cupboard.

Reception One (4.98 x 4.85 max measurement (16'4" x 15'10" max me) Wood glazed window to the frontage, stone mullion glazed window to the rear, wood glazed window to the side aspect, open fire, tiled hearth and surround.

Reception Two (4.80 x 3.29 (15'8" x 10'9")) Wood glazed window to the frontage, metal glazed window to the side aspect, open fire, tiled hearth and surround.

Kitchen (3.86 x 3.00 (12'7" x 9'10")) Wood door to the side aspect, wood glazed window to the opposite side aspect, stainless steel sink unit, chrome taps, tiled floor.

First Floor Landing (4.84 x 2.09 (15'10" x 6'10")) Mullion stone glazed window to the frontage, loft hatch.

Bedroom One (4.93 x 3.48 not including storage cupboards (16'2") Mullion stone glazed window to the rear, wood glazed window to the frontage, two storage cupboards with circular windows, ceiling beams.

Bedroom Two (4.90 x 3.32 (16'0" x 10'10")) Wood glazed window to the frontage, mullion stone glazed window to the side aspect, ceiling beams.

Bathroom (3.89 x 3.00 (12'9" x 9'10")) Wood glazed window to the side aspect, enamel bath, chrome taps, pedestal wash hand basin, chrome taps, low WC, cupboard housing the hot and cold water tanks, electric storage heater.

Garden To the front of the property there is a lawned garden area with path leading from the road.

To the rear of the property there is a small grass paddock, which lends itself to been a private formal garden area (subject to any necessary consents required for change of use).

Outbuildings The yard and buildings comprise of ranges of single and two-storey stone/brick and tiled traditional buildings, steel framed agricultural buildings, concrete block stables, timber framed stores and concreted yard space.

Land The property extends to 53.04 acres (21.47 ha) in total, with approximately 1 acre being yard and buildings and the remaining 52.04 acres being parcels of grassland divided into manageable paddocks and fields by a combination of mature hedge boundaries/post and wire fencing and currently utilised for the grazing of horses and predominately mown for hay/silage.

Services Mains water, mains electricity and mains drainage.

Council Tax C Epc Tbc Soil Type & Land Grade According to Soilscapes of England & Wales the soil is classed as “Soilscape 17”, described as slowly permeable seasonally wet acid loamy and clayey soils and suited to the growing of grass.

The land is classed as Grade 4 on the Land Classification Series for England & Wales (Grade 1 – best, Grade 5 – least productive).

Site Designations There are no known site designations Development Potential The farmstead is considered to have an abundance of potential to be a family home, holiday lets, equestrian facilities, business, and storage uses subject to obtaining the relevant planning permissions.

Town And Country Planning Act The property not withstanding any description contained in these particulars, is sold subject to any development plan, tree preservation order, town planning scheme or agreement, resolution or notice.

Local Authority Staffordshire Moorlands District Council Overage The property will be sold subject to an overage provision to address the development of any additional dwellings.

The standard clause being a payment of 35% of any uplift in value, and enforceable for a period of 25 years, payable on commencement of development or sale with the benefit of a triggering planning consent.

Agricultural, equestrian and commercial uses/consents will be specifically excluded from this provision. Title The property is being sold freehold with vacant possession granted upon completion.

Access The property is accessed directly off High Lane. Public Rights Of Way, Wayleaves & Easements A public footpath crosses the land.

An overhead electricity pylon line crosses the land near to the western boundary.

The property is sold subject to all rights of way, wayleaves and easements whether or not they are defined in this brochure.

Enquiries And Viewings All viewings of the property are to be made strictly by prior appointment with the selling Agents by calling the Leek office on or email Directions Travelling from our Leek Office, proceed along the A53 towards Stoke-on-Trent.

As you pass the ‘Plough Inn’ as you enter the village of Endon, take a right turn signposted for ‘Brown Edge’. Proceed through the village onto High Lane.

The property will be found on the righthand side with the entrance indicated by a Whittaker & Biggs ‘For Sale’ board.

Location What3Words: ///thank.window.sulk Aml Regulations In line with UK anti-money laundering legislation, we are legally required to carry out checks on all purchasers.

While the Rostons Group remains responsible for ensuring these checks and any ongoing monitoring are completed correctly, the initial anti-money laundering checks are carried out on our behalf by Movebutler.

Once you have had an offer accepted on a property you wish to buy, you will receive an email from Movebutler containing a secure link to complete the required checks.

The cost of these checks is £30 (incl. VAT) per buyer. This fee covers the cost of obtaining the necessary data, along with any manual checks or monitoring that may be required.

Payment is made directly to Movebutler and must be completed before we can issue a memorandum of sale. Please note that this fee is non-refundable.

Sale Plan & Particulars The sale plan is based on the Ordnance Survey sheet. Prospective purchasers should check the contract documents.

The purchasers shall raise no objection or query in respect of any variation between the physical boundaries and the Ordnance Survey sheet plan.

The plans are strictly for identification purposes only.

Disclaimer Rostons Ltd for themselves and the vendors of the property, give notice that these particulars, do not constitute any part of an offer or contract, that all statements contained in these particulars as to the property are made without responsibility and are not to be relied upon as statements or representations of fact and that they do not make or give any representation or warranty what so ever in relation to this property.

An intending purchaser must satisfy themselves by inspection or otherwise as to the correctness of each of the statements contained within these particulars.

The Agent has not tested any apparatus, equipment, fixture, fittings or services and cannot verify that they are in working order or fit for their purpose.

The buyer is advised to obtain verification from their Solicitor or Surveyor.