Lot 2 - Land at Wesleigh Farm, Ashflats Lane, Stafford

Price: Offers in the Region Of £48,000


  • Lot 2 - Single parcel of pastureland extending to approximately 4.79 acres (1.94 ha)
  • For Sale By Public Auction At The Paddock Pavilion, Uttoxeter Racecourse On 18th September 2019 At 3pm
  • Guide Price In The Region Of £10,000 per acre
  • Four Bedroom Detached House With Outbuildings And 13.44 Acres (5.44 ha) Of Land, Sold In 3 Lots
  • Available In Three Lots
  • Lot 1 In Excess Of £350,000
  • Lot 2 In The Region Of £10,000 per acre
  • Lot 3 In The Region Of £10,000 per acre
  • Smallholding Close To Stafford
  • SOLD £56,000

Full details

A single parcel of pastureland extending to approximately 4.79 acres (1.94 ha) located off Ashflats Lane, Stafford.

For Sale by Public Auction (unless sold prior)

At the Pavilion Paddock, Uttoxeter Racecourse

on Wednesday 18th September 2019 at 3pm

SOLD £56,000


The property is situated on the outskirts of the county town of Stafford. It lies only 1.5 mile from Junction 13 of the M6, approximately 16 miles north of Wolverhampton, 18 miles south of Stoke-on-Trent and 24 miles north-west of Birmingham. The property is within the Stafford Borough, located in a semi rural position on a quiet country lane, close to the Stafford town centre, which lies approximately 3 miles away, and the M6 motorway.


Travelling north on the A449 towards Stafford from Jct 13 of the M6, turn left on to Barn Bank Lane and turn left again on to Ashflats Lane, continue over the motorway bridge and the property can be found on your left.


Wesleigh Farm represents a rare opportunity to acquire a smallholding close to Stafford, extending in all to 13.43 ac (5.437ha), for sale in lots. Lot 1 comprises a traditional 1930's good sized detached family home in need of some modernisation, with an adjoining yard which include several traditional and modern outbuildings with a variety of potential uses (subject to the necessary consents.)

Lot 1 - Guide Price in excess of £350,000

Lot 1 comprises of a detached 4 bedroom farmhouse with outbuildings, yard, buildings and paddocks which amount in total to 3.98 acres (1.61 ha). The land extends to 3.20 acres (1.30 ha) and the house, yard and buildings extend to 0.67 acres (0.27 ha).

Living Room

15' 5'' x 12' 10'' (4.7m (max) x 3.9m)

Fire place with a wood burner stove and original fitted cupboard to side. Quarry tiled floor, presently carpeted. Storage heater, Upvc window to side and door leading to kitchen and utility/store room and Entrance Hall.


12' 10'' x 10' 4'' (3.92m x 3.14m)

Fitted base units with tiled splash back and stainless steel sink unit, tiled floor throughout and Upvc window to rear.

Entrance Hall

13' 3'' x 12' 11'' (4.03m x 3.93m)

Entrance hall with Upvc front door and windows, tiled floor presently carpeted, under-stairs storage, and doors leading to office, dining room and living room.

Dining Room

12' 11'' x 12' 10'' (3.94m plus bay window x 3.91m)

1930's original wood parquet flooring presently carpeted, with Art Deco fire surround with Upvc bay window to the front and storage heater.


8' 0'' x 6' 1'' (2.43m x 1.86m)

Carpeted with Upvc window to side.


With loft access.

Bedroom 1

12' 11'' x 12' 11'' (3.94m max x 3.93m)

Carpeted with tiled fire surround and fitted cupboard to side and Upvc window to front.

Bedroom 2

12' 10'' x 10' 4'' (3.92m x 3.15m)

Carpeted, Upvc window to rear.

Bedroom 3

9' 6'' x 12' 10'' (2.9m x 3.92m)

Carpeted with fitted cupboard. Upvc window to rear

Bedroom 4

9' 1'' x 12' 10'' (2.78m max x 3.9m)

Carpeted with tile fire surround, Upvc window to front.


9' 8'' x 6' 0'' (2.95m x 1.82m)

Stained wooden floor board, green piece suite, with electric shower. Upvc window to rear.

Utility/storage room and side entrance

20' 0'' x 8' 10'' (6.09m x 2.7m)

Concrete floor. Separate W.C. Utility room to rear with belfast sink and fitted unit. Wooden window to rear. Door to further store room and door through to adjoining outbuilding. Side Entrance Door.

Store Room

7' 4'' x 7' 1'' (2.24m x 2.15m)

With window to rear.

Butchery / Outside Kitchen

11' 0'' x 6' 8'' (3.35m x 2.02m)

Fully tiled floors and walls, with two stainless steel sink units and electric shower over sink unit. Window to front.


To the outside there is a large private driveway with parking area. To the front is a private garden mostly laid to lawn enclosed by a good hedge.

To the rear of the house there is an adjoining L shaped single level range of traditional brick barns with tiled roof formally the old cow shed and dairy. 44'1" x 28'7" (13.47m x 8.75m) plus side extension with single stable door of 17'3" x 10'1" (5.27 x 3.1).

To the rear of the yard there a modern concrete block building of 32'8" x 14'4" (10.0m x 4.41m), plus small store to end.

Across the driveway from the house there is a traditional range of single storey brick outbuildings with tiled roofs currently used as a tool shed, garage and former pig stys. The garage building extends to 34'1" 18'7" (10.4m x 5.7m), plus a further arrangement of brick traditional pig stys and loose box next to it. There is a lean-to car port to the end.

Next to this is a modern steel framed 2 bay livestock shed approximately 30'0" x 21'0"(9.1 x 6.40m) with part Yorkshire boarding to eaves, a plus an adjoining concrete block single bay open fronted Shed 11.9 x 12'2" (3.65m x 5.85m).

In addition to this, there is a 40'0" x 24'0" (12.2m x 7.2m) open sided hay barn with mono pitch profile metal roof with Yorkshire boarding to eaves and earth floor and a further steel framed.

There is a two bay field shelter in the adjoining paddock.

The buildings are arranged around a concrete yard area, which continues onto a track leading to the second accessway onto Ashflats Lane.

It is considered that the traditional barns could be suitable for conversion to alternative uses, or extension of the dwelling, but purchasers must make their own enquiries as to potential for consent in this regard.


Comprises three paddocks which can be accessed directly from the property or from the roadside via an unadopted track. Paddock 1 which adjoins the buildings extends to 0.8 ac (0.322 ha) and has a steel framed, open front field shelter with stone floor and metal profile cladding, 9.3 m (30.6 ft) x 8.7 (28.6 ft) and a mains water trough. Paddock 2, to the south side of the track, extends to 1.46 ac (0.59 ha). There is an area to the roadside end of paddock 2 which is included in the sale which extends to 0.16 ac (0.064 ha).

To the southern corner there is an access route through to the third Paddock which extends to 0.66 acres (0.27ha). Adjoining the access between the paddocks 2 & 3 there is a former orchard which extends to 0.13 ac (0.052 ha).

EPC rating E

Council Tax

The property is believed to be within Council Tax band D.

Lot 2 - Guide Price £10,000 per acre

Lots 2 and 3 are located opposite Wesleigh Farm and are accessed from Ashflats Lane via a gateway at the end of the drive to Grange Farm. They comprise two good level pasture fields enclosed by mature hedgerows.

Lot 2 is 4.79 acres (1.94 ha) and is accessed via a right of way over lot 3. At present there is not a mains water supply but again this may be available to be installed at the purchasers' expense from the main in Ashflats Lane.

Lot 3 - Guide Price £10,000 per acre

Lot 3 extends to 4.67 acres (1.89 ha) of level grassland and has a mains water trough. There is an infilled former pond to the western corner.

General Information


We understand that mains electricity and water is connected to Lot 1. Drainage is by way of septic tank which is situated at the rear of the yard.

The water trough in Lot 3 is supplied from the mains supply to Lot 1. The purchaser of Lot 3 will be required to install a separate meter within 3 months of completion. At present there is not a mains water supply to Lot 2 but the installation of a new supply may be available from Ashflats Lane at the purchasers' expense.

Buyers should satisfy themselves as to the suitability of these supplies.

Basic Payment Scheme

BPS entitlements are included in the sale and can be made available to the purchaser(s) of the land if required, subject to a transfer fee of £175 + VAT per transfer, to be paid to Bagshaws LLP.

It will be necessary for the land to be used as permanent pasture until the end of 2019 in order for the Vendor to meet obligations under the Basic Payment Scheme.

Tenure and possession

The property is sold freehold and with vacant possession.

Rights of Way, Wayleaves and Easements

The unadopted track between paddocks 1 & 2 of Lot 1 leading to the motorway bridge is subject to a right of way for the benefit of the Ashbrook House and land situated to the East side of the motorway.

A right of way will be granted over Lot 3 for the benefit of Lot 2 between the existing gateways, in order for the purchaser of Lot 2 to take access. The purchaser of Lot 3 will be required to fence the route of the right of way, as desired, from the remainder of the field.

The property is sold subject to and with the benefit of, all rights of way, wayleaves and easements in existence at the time of sale whether disclosed or not.

Method of Sale

The property is to be sold by public auction on Wednesday 18th September 2019 at Uttoxeter Racecourse (unless sold prior).


Sean Spinetto Pickering & Butters Solicitors 19 Greengate St Stafford ST16 2LU T: 01785 603060

Local Authority

Stafford Borough Council Civic Centre Riverside Stafford ST16 3AQ T: 01785 619 000

Money Laundering Regulations

Due to changes in legislation, all buyers must provide relevant documentation in order to provide proof of their identity and place of residence before bidding. The documentation collected is for this purpose only and will not be disclosed to any other party.

Deposit and Completion

The successful bidder will be required to sign a Contract for the sale of the property immediately the auction finishes and will also be asked to pay a deposit equivalent to 10% of the sale price either by cheque or bankers draft. The sale of each lot is subject to a buyer’s fee of £200 + VAT (£240 inc. VAT) payable on the fall of the hammer. Unless stated otherwise at the sale, completion of purchase will be anticipated 28 days after the auction date.

Conditions of Sale

The Conditions of Sale will be deposited at the offices of the both the Auctioneer and the Vendor’s Solicitors 7 days prior to the sale and will not be read at the sale. The Vendor’s Solicitors will be in the saleroom 15 minutes prior to the Auction to deal with any matter arising from either the Conditions of Sale or from the Sales Particulars relating to the property in general. At the time appointed the sale will commence and thereafter no further query will be dealt with and the Purchaser will be deemed to have knowledge of the Conditions of Sale and to have satisfied himself upon all matters contained or referred to therein. Copies of the Conditions of Sale will not be forwarded to interested parties unless by prior arrangement for which there will be a charge.

Agents Note

Bagshaws LLP have made every reasonable effort to ensure these details offer an accurate and fair description of the property but give notice that all measurements, distances and areas referred to are approximate and based on information available at the time of printing. These details are for guidance only and do not constitute part of the contract for sale. Bagshaws LLP and their employees are not authorised to give any warranties or representations in relation to the sale. The property is sold as seen.


Viewing of the property of Lot 1 is strictly by appointment only through the Penkridge office. Please call Bagshaws Penkridge office on 01785 716600. Alternatively if out of hours, please email penkridge@bagshaws.com

Lots 2 & 3 may be viewed during normal daylight hours when in possession of a copy of these particulars.

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For sale by auction

18th September 2019
Uttoxeter Property Auction

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