Woonton, Hereford

Pasture land approaching four and a half acres with water troughs and development potential, with further land and country house available by separate negotiation.

Approximately 4.25 acres of pasture land arranged into fenced paddocks with water troughs.

Traditional agricultural barn offering potential for Class Q conversion, subject to structural repair and consents.

Well suited to grazing or equestrian use with established field boundaries and shelters.

Rural lane access serving the land and barn.
Peaceful Herefordshire countryside location with further land and a country house available separately.

The land at Upper Stocks extends to approximately 4.25 acres and comprises a series of fenced paddocks supported by water troughs and simple field shelters. A traditional agricultural barn sits within the parcel and is understood to offer potential for Class Q conversion, subject to structural repair and the necessary planning consents. The land is well suited to grazing or equestrian use and is bordered by established hedgerows and mature trees, creating a practical and attractive rural setting. An additional nine acres and a substantial five bedroom country house with extensive outbuildings are available by separate negotiation.
The land
This parcel is arranged as a series of defined paddocks, each enclosed by post and rail fencing and served by water troughs. Mature hedgerows form the boundaries, while a prominent established tree provides natural shelter within the field. Several simple field shelters are positioned to support livestock management and grazing use. The land is accessed from a quiet country lane and is well suited to equestrian or agricultural use, with open countryside surrounding the holding on all sides.

Available by separate negotiation
Available separately, the wider holding includes approximately nine acres of adjoining land together with a substantial five bedroom country home. The property is accompanied by an extensive range of outbuildings including a large commercial barn, which is understood to offer potential for Class Q conversion subject to structural repair and the necessary consents. Additional buildings include an American barn, stables, kennels and a double garage, alongside wraparound gardens with ponds and a large tarmac parking area.

Agent Note
An additional nine acres and a substantial five bedroom country house with extensive outbuildings are available by separate negotiation.

Upper Stocks is set within unspoilt Herefordshire countryside characterised by rolling farmland, hedgerows and mature woodland. The surrounding area is known for its quiet lanes and open rural landscape, offering an ideal setting for agricultural or equestrian use.

Nearby villages provide everyday amenities, while larger market towns offer a broader range of services, schooling and leisure facilities. The area is well regarded for outdoor pursuits including walking, riding and cycling, with bridleways and footpaths weaving through the countryside. Road links connect the area to Hereford, Leominster and surrounding centres, making this a practical rural location with accessible connections.

Reservation Fee - refundable on exchange

A reservation fee, refundable on exchange, is payable prior to the issue of the Memorandum of Sale and after which the property may be marked as Sold Subject to Contract. The fee will be reimbursed upon the successful Exchange of Contracts.

The fee will be retained by Andrew Grant in the event that you the Buyer withdraws from the purchase or does not Exchange within 6 months of the fee being received other than for one or more of the following reasons:

1. Any significant material issues which individually are more than 1% of the agreed purchase price and are highlighted in a survey and were not evident or drawn to the attention of you, the Buyer, prior to the Memorandum of Sale being issued.
2. Serious and material defect in the seller’s legal title.
3. Local search revealing a matter that has a material adverse effect on the market value of the property that was previously undeclared and not in the public domain.
4. The vendor withdrawing the property from sale.

The reservation fee will be 0.5% of the accepted offer price for offers below £800,000 and 1% for offers of £800,000 or over. This fee, unless specified otherwise, is payable upon acceptance by the vendor of an offer from a buyer and completion of an assessment of the buyer’s financial status and ability to proceed.

Should a buyer’s financial position regarding the funding of the property prove to be fundamentally different from that declared by the buyer when the Memorandum of Sale was completed, then the Vendor has the right to withdraw from the sale and/or the reservation fee retained. For example, where the buyer declares themselves as a cash buyer but are in fact relying on an unsecured sale of their property. The reservation fee will not be refunded where there is an inability on the part of the Buyer to raise any required mortgage after the Memorandum of Sale is completed.

Once the reservation fee has been paid, any renegotiation of the price stated in the memorandum of sale for any reason other than those covered in points 1 to 3 above will lead to the reservation fee being retained. A further fee will be levied on any subsequent reduced offer that is accepted by the vendor. This further fee will be subject to the same conditions that prevail for all reservation fees outlined above.