Situation
Frog Hall at Legbourne lies at the edge of the Lincolnshire Wolds, designated an Area of Outstanding Natural Beauty and 4 miles from the market town of Louth. Legbourne has a thriving village life including a shop/post office, public house, primary school and day nursery. To drive to the property take the A157 to Legbourne, Frog Hall lies to the north of the village on its eastern edge. Louth still has the old market town atmosphere with a large range of local shops and services, a hospital, three times weekly open-aired market and a good range of primary and secondary schools. A location plan is shown on the back of these particulars for ease of reference.
Description
The dwelling is a three bedroomed detached house built around the late 1800’s, but the original Frog Hall dates back to the early 1600’s. The property enjoys views over open countryside as well as being ideally placed looking over the larger of the two lakes. The site extends to 5 acres or thereabouts (including the access track).
Particulars of Sale
N.B. Fenn Wright & our joint Agents, Masons, are instructed by Receivers to Market this Property.
Frog Hall House
Ground floor: Entrance porch, hallway, cloakroom, under stairs cupboard, lounge with brick fireplace with back boiler for central heating and hot water. Kitchen with fully fitted cupboards and wall units, concealed lighting and leading to the sunroom/dining room.
First floor: Three bedrooms, two overlooking the lake both with original fireplaces. The master bedroom has balcony and built in wardrobes. Family bathroom.
The current total gross internal square footage area is 968 ft² or (90 m²)
Outside: Garaging for two cars, dog kennel and storage area.
Planning enquiries have been made since instruction received to remarket this site.
Restaurant/Tea Room Building and two small lower lakes
These have been built on the area to be used as the car park.
These have no planning permission, although the building does have full building regs. As the building is for commercial use, it has not been in existence for 10 years and therefore does not currently qualify for ‘Established use’
Main Lake
Planning Permission in place to be used as a Commercial Fishery
Tea Room (Log Cabin in front of Frog Hall house)
This has Planning Permission to be used as a Tea Room serving only guests staying or fishing on site. This has been used for residential / holiday lets and therefore does not comply with the permitted Planning.
Proposed Toilet Block
This has Planning Permission, but has not yet been implemented. There is currently a static caravan on this site which has to be removed.
Stables
Part conversion has taken place for toilet and shower block. This conversion does not have Planning Permission.
Ornamental Pond
The Planning Permission for this is silent in respect of Commercial Fishing, therefore it can be utilised for this use if required.
5 CL Caravan Pitches
These are permitted and have electric hook ups
Timber Cabin (next to caravan pitches)
This property has Planning Permission for Holiday use.
Two additional Timber Cabins
These have Planning Permission, but have not been constructed. There is currently a derelict Static Caravan on this site which is to be removed as part of the Planning Consent.
Public Footpaths
There are Public Footpaths on the site.
Outgoings
The property is in Council Tax Band C, equating to a current annual charge of £1,099.15 to March 31st 2008. The land is subject to annual drainage rates payable to Lindsey Marsh Drainage Board of approximately £7/acre/annum.
Tenure
The property is freehold with vacant possession on completion (if required).
Services
Mains electricity and water, drainage to a septic tank, solid fuel central heating system. No appliances have been tested by the agents.
Right of Way and Obligations
There are obligations upon the owner of Frog Hall to erect and maintain a boundary fence between points A - B on the plan. There is a further obligation to erect and maintain a stock proof fence along the western boundary of the property; further clarification is available from the agents. There is a right of way along the driveway to Frog Hall for the benefit of the owner of the land to the east at all times for all purposes. Points X – Y on the plan mark the right of way to the lower part of the car park which is in separate ownership and, as such, not included within the red boundary on the site plan.
Misdescriptions
In view of the implications of the Property Misdescriptions Act, we must point out that water quality and condition of the fish have not been tested and no assurances can therefore be given regarding their condition/suitability.
Measurements
Any areas, measurements or distances referred to as approximate are given as a guide and are not precise. If such details are fundamental to a purchase, purchasers must rely on their own enquiries.
Important Notice
Fenn Wright for themselves and the Vendor of this property whose Agents they are, give notice that:
1. The particulars are intended to give a fair and substantially correct overall description for the guidance of intending purchasers and do not constitute part of an offer or contract. Prospective purchaser/s and lessees should seek their own professional advice.
2. All descriptions, dimensions, areas, reference to condition and if necessary permissions for use and occupation and their details are given in good faith and believed to be correct. Any intending purchaser/s should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them.
3. No person in the employment of Fenn Wright has any authority to make or give any representation or warranty, whether in relation to this property or these particulars, nor to enter into any contract relating to the property on behalf of the Vendors.
4. No responsibility can be accepted for any expenses incurred by any intending purchaser/s in inspecting properties that have been sold, let or withdrawn.
Local Authority
East Lindsey District Council : Town Hall, Eastgate, Louth, Lincolnshire LN11 9NW
Particulars and Photographs
Details prepared: April 2008
Photographs taken: March - June 2007
Viewing
Strictly by appointment through
Fenn Wright
1 Tollgate East
Stanway
Colchester
Essex
CO3 8RS
Telephone: 01206 216555
Fax: 01206 216540
Email : mjf@fennwright.co.uk |
Safety Note to Fishery Buyers
Please ensure care is taken when viewing and walking near to lakes
and areas of water,do not walk close to the edge of waterways,
and ensure children are supervised at ALL times.
Lakes and Ponds can be very dangerous so THINK
SAFETY FIRST
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