- Portal framed Machinery Barns - Concrete aprons and hard standing - Extensive railed paddocks

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3 - AN ATTRACTIVE RENOVATED GEORGIAN FARMHOUSE WITH PURPOSE BUILT STUD BUILDINGS AND PADDOCKS. - 3 Reception Rooms - Kitchen/Breakfast/Family Room - Boot and Utility Room - 6 Double Bedrooms 2 en suite - Outbuildings including gym and sauna - Private garden and grounds - Stable Courtyard - 12 Stables Plus 2 Foaling Boxes - Vets Room - Staff Accommodation, Tack and Feed Rooms - Office - Turn out barns with storage above - Portal framed Machinery Barns - Concrete aprons and hard standing - Extensive railed paddocks In all approximately acres (8.64 ha) Potential to rent a further 32 acres (12.95 ha)

4 The sale of Aspley Hall Farm presents a rare opportunity to acquire a small stud in the heart of the country with excellent links to the national motorway network. The current owner has invested significantly in the farm over the last 10 years. The original Georgian farmhouse has been sympathetically extended and has been fully renovated to create a very comfortable modern home suited to 21 st century needs. In addition, the original farmyard has been demolished and replaced with purpose built stud buildings of the highest quality and designed for ease and management of mares and foals. The farm is being offered for sale due to the expansion of the breeding business. A viewing will be essential to fully appreciate the quality and setting of the farm and the opportunities it provides. Approached via Mill Lane, the farmhouse stands well in its own grounds and is constructed of brick under a tiled roof. The oldest part dates to 1757 with later extensions, the most recent being in the last ten years. The property benefits from many period features, is extremely well presented and ideally suited for entertaining and family living. A panelled front door opens into the tiled hallway which runs through the middle of the house. The two main reception rooms being the Drawing Room and Dining Room lie along the front of the house. Both benefit from fireplaces housing wood burners with the Dining Room currently utilised as a Sitting Room. At the end of the hall is a Study / Family room with quarry tiled floor and recessed fireplace housing a further wood burner. Patio doors open into the rear courtyard garden. A Cloakroom lies at the other end of the hall.

5 The farmhouse Kitchen/Breakfast Room benefits from a double aspect with views into the main courtyard stable block and over the rear garden. The kitchen is well equipped with bespoke shaker base and wall units. A Stoves range provides cooking facilities and integrated within the kitchen are full height fridge and freezer along with dishwasher. At the far end of the kitchen is a corner fireplace housing wood burner along with French doors opening onto the rear garden. Glazed doors from the kitchen lead into fitted boot room with fitted utility room beyond and second cloakroom. A tiled staircase with oak handrail leads up to the part galleried landing with vaulted ceiling and exposed timbers. Five double bedrooms lie on this floor with master and guest bedrooms benefitting from en suite facilities. Three further double bedrooms of which one is currently used as a dressing room are served by a family bathroom with glazed corner shower. Stairs rise to a further room within the eaves offering flexibility to be used as an additional bedroom or indeed home office/studio. Lying to the rear of the farmhouse are a range of single storey brick under tiled roof outbuildings currently utilised as a workshop, wood store and gymnasium with sauna. A beech hedge encloses the front garden which is laid to lawn and bisected by a paved path leading to the front door. Lying behind the house is a paved courtyard offering excellent outdoor dining areas with central area of lawn. The main lawn is south facing and falls down to a stream which defines the southern boundary.

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7 The purpose built equine facilities lie to the north west of the farmhouse and centered around a U shaped courtyard. The main stable block and turn out barns were constructed by IAE Equestrian in 2008 and are constructed of brick and blockwork with part timber cladding under a slate roof with central clock tower. Included with this brochure is a plan showing extremely practical layout and use. Lying to the north of the stud yard and divided by a concrete apron are two portal framed farm buildings. The main 7 bay steel portal framed building is currently part divided creating workshop/machinery store along with feed store and six internal loose boxes with sliding doors. A smaller framed building lies beyond the walled muck heap and provides additional covered storage for machinery. Accessed off the farm track is a mobile home providing staff accommodation. The farm benefits from a total of 18.5 acres of grassland. Lying to the front of the farmhouse and adjoining the drive is a turnout paddock. The majority of the land lies to the north and west of the stud and is divided into six railed and watered paddocks. The paddocks are divided by grass walkways with some benefitting from field shelters. The current owner has the benefit of renting an adjoining 32 acres of grassland and it may be possible that a new owner could secure a similar arrangement subject to negotiation and plans are available from the agents. 1. The owners of The Slipe along with the neighbouring land owner benefit from full vehicular rights over the first section of drive over which a bridleway and footpath also run. 2. Aspley Hall Farm benefits from full vehicular rights over the concrete farm track running to the south of the stud yard.

8 Hulcote is a small hamlet which still retains a rural feel about it and the property is set down a secluded country lane. Local facilities are available in Woburn Sands, Cranfield and the Georgian market town of Woburn, which also provides a wide selection of restaurants. Schooling is available locally at Husborne Crawley which feeds middle and upper schooling in Woburn Sands, Cranfield, Leighton Buzzard and Wootton. There is a bus or train service to the renowned Harpur Trust Private schools in Bedford. A footpath and bridleway from off the property provide access to the surrounding countryside which offers many opportunities for outdoor recreation including horse riding, walking, running, gliding and cycling to name a few. The area is very accessible by road, rail and air. M1 Junction 13 is one mile away and railway stations at Flitwick (Thameslink) to London St Pancras and the City and Milton Keynes to London Euston provide a 40 minute connection to the Capital. Air travel is available from Luton with Heathrow, Gatwick, Stansted and Birmingham further afield. Prospective purchasers should note the proximity of the M1 before viewing. From the M1 Junction 13 take the A421 signed from Bedford and Cranfield. At the traffic lights continue straight on and after approximately one mile turn left into Mill Lane. Continue along the lane past Hulcote Mill until the lane leads through a five bar gate onto the drive leading up to the Farmhouse and Stud. Method of Sale: The property is offered for sale by private treaty as a whole. Tenure and Possession: The property is offered for sale freehold with the benefit of vacant possession on completion. Basic Payment Scheme: The Basic Payment Scheme subsidy for the current year (if any) will be retained by the vendor. The Vendor will use reasonable endeavours to support the transfer of any Basic Payment Scheme Entitlements to the Purchaser with effect from the date of completion. The Purchaser will indemnify the Vendor in respect of all actions, costs, claims and demands made in respect of any failure on the part of the Purchaser to comply with any cross compliance for the current year. Cross Compliance: As a condition of the sale the purchaser/s will be required to indemnify the Vendor against any non-compliance which results in any penalty or reduction to the 2018 Basic Payment Scheme. Sporting, Mineral and Timber: The sporting rights, the minerals and timber in so far as they are owned are included in the sale. Employees: Where appropriate the Purchaser will be responsible for complying with statutory provisions of the Transfer of Undertakings (Protection of Employment) Regulation 2006 (TUPE) in relation to employees at the property. Fixtures and Fittings: The fixtures, fittings and equipment may be available to purchase at a reasonable valuation; however they are not necessarily included in the sale of the property. Easements, Wayleaves and Rights of Way: The property is sold subject to all or with the benefit of all wayleaves, easements, quasi easements, rights of way, covenants and restrictions whether mentioned in these particulars or not. Environmental Stewardship: The property is not included within any current environmental stewardship schemes such as ELD, HLS or Countryside Stewardship. VAT: should the sale of the property or rights attached to the sale become a charitable supply for the purpose of VAT, such tax will be paid by the purchaser/s in addition to the purchase price. Boundaries: The purchaser/s will be deemed to have inspected the property and satisfied himself/herself as to the ownership of any boundary, hedge, tree or ditch. Plans, Areas and Schedules: Plans included or attached to these particulars are based upon the Ordnance Survey Maps copyright reserved. All plans are not to scale. Services: Mains water and electricity are connected. Private Klargester septic tank. Oil fired central heating to the Farmhouse. Local Authority: Central Bedfordshire Council Tax Band: Farmhouse Band E Business Rates: None EPC Rating: Farmhouse E Tenure: Freehold Viewing: Strictly by appointment through the joint sole agents: Jackson-Stops, 1 Market Place, Woburn MK17 9PZ Tel: woburn@jackson-stops.co.uk Windsor Clive International, Balak Estate Office, Ramsbury, Wiltshire, SN8 2HG Tel: info@windsorclive.co.uk Important Notice: 1. These particulars have been prepared in good faith as a general guide, they are not exhaustive and include information provided to us by other parties including the seller, not all of which will have been verified by us. 2. We have not carried out a detailed or structural survey; we have not tested any services, appliances or fittings. Measurements, floor plans, orientation and distances are given as approximate only and should not be relied on. 3. The photographs are not necessarily comprehensive or current, aspects may have changed since the photographs were taken. No assumption should be made that any contents are included in the sale. 4. We have not checked that the property has all necessary planning, building regulation approval, statutory or regulatory permissions or consents. Any reference to any alterations or use of any part of the property does not mean that necessary planning, building regulations, or other consent has been obtained. 5. Prospective purchasers should satisfy themselves by inspection, searches, enquiries, surveys, and professional advice about all relevant aspects of the property. 6. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact; we have no authority to make or give any representation or warranties in relation to the property. If these are required, you should include their terms in any contract between you and the seller.

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