Rouncil Lane, Beausale, Warwick, CV35 7AL

House - Detached
Ref: 28811567
By Auction
For Sale
The above will be offered for sale by public auction, subject to prior sale reserve and conditions, at 6.30pm on Tuesday 9th July 2019 at Henley Golf and Country Club, Stratford Road, Beaudesert, Henley-in-Arden. B95 5QA


  • Early 18th Century Farmhouse
  • Half Timbered
  • Scope For Refurbishment
  • Five Bedrooms
  • Three Bathrooms
  • With 12.5 Acres Of Pastureland
  • Fodder Barn and Stables
  • For Sale by Public Auction on the 9th July 2019


The above will be offered for sale by public auction, subject to prior sale reserve and conditions, at 6.30pm on Tuesday 9th July 2019 at Henley Golf and Country Club, Stratford Road, Beaudesert, Henley-in-Arden. B95 5QA

Entrance Hall

With recessed mat well, cloakroom off with low level close coupled wc and pedestal wash hand basin. An opening from the entrance hall leads to the:-
With close coupled low level wc.
Dining Room
With a pair of sash windows, closed under stairs cloaks/storage cupboard.
Sitting Room
With sash and casement windows affording views south over the gardens, fully glazed panel door to front elevation and patio. Brick fireplace with Baxi grate and log storage area, with heather tiled hearth. Door to:-
Part glazed side door to exterior
A door leads from the dining room to the breakfast kitchen, with sash windows, tiled cooker recess, a range of pine kitchen cupboards and drawers under roll top work surfaces, 1 1/2 bowl sink unit. A door opens to the:-
Utility Rooms 1 & 2
With Belfast sink and integral drainer, plumbing for washing machine, built in cupboard, heather tiled floor. An opening leads to a further Utility Room, again with matching tiled floors, wall and base cupboards under a Formica work surface, Camra Quartet oil fired boiler, stable door to rear elevation and door to pantry, with similar tiled floor.

From the entrance hall, stairs with a quarter turn rise to the first floor landing, with airing cupboard, off which are located:-
Master Bedroom
With extensive built in wardrobes, concealing door to an en-suite shower room with half height tiled walls, pedestal wash hand basin, close coupled low level wc, quadrant shower cubicle, airing cupboard with hot water cylinder and under eaves storage.
Bedroom 2
Pedestal wash hand basin.
Bedroom 3
Pedestal wash hand basin, built in wardrobe and shelving unit.
Bedroom 4
Pedestal wash hand basin, built in cupboards.
Low level close coupled wc
Shower Room
Pedestal wash hand basin, part tiled walls and shower cubicle.
Family Bathroom
With tiled walls, matching suite of pedestal wash hand basin, low level close coupled WC, built in bath with Mira shower over.
Bedroom 5
Built in wardrobe, airing cupboard with hot water cylinder and pressure vessel.
Gardens and Grounds
The gardens which are a particular feature of the property lie mainly to the front elevation, South facing with extensive herbaceous borders. To the front of the property is a paved sitting area/sun terrace. To the rear of the property is an area of vegetable garden with aluminium framed greenhouse whilst to the side is a small former orchard and a fruit cage leading to a wild garden.
Double garage
6.40m x 3.66m (20'11" x 12'0")
With 'up and over' door.
Loose Boxes
6.71m x 3.96m (22' x 13')
Of brick construction under a pitched mellow clay tiled roof. With water connected.
(Would (STPP) make an ideal annexe/office/games room).
Fodder Barn
7.92m x 5.49m (25'11" x 18'0")
Of timber framed construction under a pitched corrugated fibre cement roof.
Stable Block
9.14m x 3.66m (30' x 12')
Purpose built, timber framed and clad, under a pitched corrugated fibre cement roof, comprising two stables and tack room, all on a concrete base.
The Land
The land, which lies in a roughly rectangular block, is mainly level and divided into four enclosures with mature hedgerows, hedgerow trees and extends to approximately 12.5 acres (5.05ha). It is well fenced for livestock, part post and rail and ready to graze. In the northeast corner is a small arboretum planted in 1983, with Oak, Horse Chestnut, Scots Pine, Alder, Sycamore, Ash and Lime trees forming a distinctive feature.
General Information Tenure and Possession
The property is freehold, 10% of the hammer price is to be paid as a deposit to the vendor’s Solicitors upon exchange of contracts in the auction room. Vacant possession will be given upon completion scheduled for the 6th August 2019.

On the fall of the hammer the successful purchaser will be required to sign the contract and pay a 10% deposit to the vendor’s solicitors, together with an administration fee of £500.00 + VAT to the auctioneers in the room on the night.
Basic Payment Scheme (BPS)
It is understood that the land is registered with the Rural Payments Agency (RPA) for BPS purposes. No entitlements are available for transfer or purchase, those interested in the BPS Scheme should make their own enquiries of the RPA ( The land is currently in a HLS scheme.
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.
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.
Warwickshire County Council -
Warwick District Council -
Severn Trent Water -
Western Power Distribution -
Prospective purchasers should make their own enquiries with the appropriate utility companies for the verification as to the availability, or otherwise, of services.
Mains electricity and water are connected to the property, space heating is via an oil fired system. Private drainage.
Rights of Way and Easements
The property is subject to all rights of way and easements that may exist.
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.
Viewing is strictly by prior appointment only through the auctioneers, Tel. No. 01564 794343.
Vendor's Solicitors
A full auction pack is available from the vendor's Solicitors.

Blythe Liggins,
Edmund House,
Rugby Road,
Leamington Spa. CV32 6EL
Tel. No. 01926 884711
Acting - Mr. Tim Lester
email -
From the South and J 15 of the M40, take the A46 dual carriageway North, then turn on to the A4177 Warwick to Balsall Common road. After approximately 3 miles at Five Ways Roundabout turn right, again onto the A4177, and then the first right to Haseley Knob. At the crossroads turn right again into the hamlet of Beausale and at the crossroads go straight over, following the road round to the right. At the T junction turn left and Ash Tree Farm will be found on the left hand side, as indicated by the John Earle auction sale board.

From the M42/M6, Birmingham and the north, take the A452 dual carriageway south to Balsall Common. Pass through the village and turn right onto the A4177, (signposted to Warwick). After approximately 2 miles, just past the Honiley Court Hotel, turn left into the hamlet of Beausale, turn left at the crossroads and then follow the directions as aboveApprox post code CV35 7AL
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).




Input this code: captcha

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.

Find out how much your property is worth

Contact Us

74 High Street
B95 5BX

Tel: 01564 794343

Find Us On

Designed by


Regulated by the Royal Institution of Chartered Surveyors (RICS) Misrepresentation Act 1967. John Earle. Conditions under which particulars are issued. Messrs John Earle or the vendor/lessor. 1. These particulars do not constitute, nor constitute any part of, an offer or contract. 2. All statements contained within these particulars as to this property are made without responsibility on the part of Messrs John Earle or the vendor/lessor. 3. None of the statements contained in these particulars as to this property are to be relied on as statements or representations of fact. 4. Any intending purchaser must satisfy themselves by inspection or otherwise as to the correctness of each of the statements contained in these particulars. 5. The vendor does not make or give, and neither Messrs John Earle nor any person in their employment has authority to make or give, any representation or warranty whatever in relation to the property. John Earle is a trading style of John Earle & Son LLP. Registered office address: Carleton House, 266-268 Stratford Road, Shirley, B90 3AD. Registered number: OC326726.