Hobhole Bank
Boston, New leake
guide price
£295,000
Tenure: Freehold
Ref: BWB115681
- Sale by modern auction (t&cs apply)
- Subject to an undisclosed reserve price
- Buyers fees apply
- Modern method of auction
- 3.87 acres sts rural location
- Renovation required
- Sold as seen
- Viewing recommended read more show less
monthly mortgage estimate
A substantial detached property set within approximately 3.87 acres (sts), offering excellent potential for renovation, with extensive grounds, multiple outbuildings, and a peaceful rural setting, available to cash buyers only.
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Council Tax Band: D
Tenure: Freehold
in detail
Offered for sale via the Modern Method of Auction. Prospective viewers and bidders’ details will be shared with the auction partner, IAM-Sold. A non-refundable Reservation Fee of 4.2% of the purchase price, inclusive of VAT and subject to a minimum of £6,000 (inc. VAT), is payable by the successful bidder.
William H Brown are delighted to offer Willow Farm, a substantial detached property set within an impressive plot extending to approximately 3.87 acres (sts). The property is in need of renovation and is available to cash buyers only, presenting an exciting opportunity for those seeking a project in a truly rural setting.
Formerly operating as a caravan site, the property occupies a wonderfully secluded and private position, surrounded by mature trees and open land. The generous grounds provide excellent scope and potential, with the added benefit of multiple outbuildings, extensive off-road parking, and ample external space.
The accommodation briefly comprises on the ground floor: entrance porch, reception room, lounge, kitchen with dining area, snug/dining room, conservatory, a spacious double bedroom, and a family bathroom. To the first floor, there are two further double bedrooms, along with additional storage space within the roof area adjoining one of the bedrooms.
William H Brown are delighted to offer Willow Farm, a substantial detached property set within an impressive plot extending to approximately 3.87 acres (sts). The property is in need of renovation and is available to cash buyers only, presenting an exciting opportunity for those seeking a project in a truly rural setting.
Formerly operating as a caravan site, the property occupies a wonderfully secluded and private position, surrounded by mature trees and open land. The generous grounds provide excellent scope and potential, with the added benefit of multiple outbuildings, extensive off-road parking, and ample external space.
The accommodation briefly comprises on the ground floor: entrance porch, reception room, lounge, kitchen with dining area, snug/dining room, conservatory, a spacious double bedroom, and a family bathroom. To the first floor, there are two further double bedrooms, along with additional storage space within the roof area adjoining one of the bedrooms.
Auctioneer's Comments
This property is offered through Modern Method of Auction. Should you view, offer or bid your data will be shared with the Auctioneer, iamsold Limited. This method requires both parties to complete the transaction within 56 days, allowing buyers to proceed with mortgage finance (subject to lending criteria, affordability and survey). The buyer is required to sign a reservation agreement and make payment of a non-refundable Reservation Fee of 4.5% of the purchase price including VAT, subject to a minimum of £6600.00 including VAT. This fee is paid in addition to purchase price and will be considered as part of the chargeable consideration for the property in the calculation for stamp duty liability. Buyers will be required to complete an identification process with iamsold and provide proof of how the purchase would be funded. The property has a Buyer Information Pack containing documents about the property. The documents may not tell you everything you need to know, so you must complete your own due diligence before bidding. A sample of the Reservation Agreement and terms and conditions are contained within this pack. The buyer will also make payment of no more than £349 inc. VAT towards the preparation cost of the pack. Please confirm exact costs with the auctioneer. The estate agent and auctioneer may recommend the services of other providers to you, in which they will be paid for the referral. These services are optional, and you will be advised of any payment, in writing before any services are accepted. Listing is subject to a start price and undisclosed reserve price that can change.Porch
18' 3" x 5' 2" ( 5.56m x 1.57m )Reception Room
18' 6" x 9' 3" ( 5.64m x 2.82m )Lounge
18' 4" x 14' 7" ( 5.59m x 4.45m )Kitchen/Diner
18' 1" x 11' 9" ( 5.51m x 3.58m )Conservatory
14' 10" x 12' 6" ( 4.52m x 3.81m )Snug
12' 2" x 10' 9" ( 3.71m x 3.28m )Bedroom 3
17' 9" x 12' 2" MAX ( 5.41m x 3.71m MAX )Bathroom
Bedroom 1
12' x 10' 10" ( 3.66m x 3.30m )Bedroom 2
12' x 11' 4" ( 3.66m x 3.45m )Workshop
29' x 20' 10" ( 8.84m x 6.35m )
Utilities, rights & restrictions
Utility supply:
- Electric Ask agent
- Water Ask agent
- Heating Ask agent
- Broadband Ask agent
- Sewerage Ask agent
Rights and restrictions:
- Private rights of way Ask agent
- Public rights of way Ask agent
- Listed property Ask agent
- Restrictions Ask agent
Risks:
- Flooded in last 5 years Ask agent
- Flood defences Ask agent
- Source of flood Ask agent
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QUOTE. THESE ARE BASED ON A REPAYMENT MORTGAGE AND MAY VARY DEPENDING ON THE TERM AND INTEREST RATE OF YOUR
MORTGAGE.
LENDER FEES MAY ALSO BE APPLICABLE. IF YOU WOULD LIKE GUIDANCE ON THE RIGHT MORTGAGE FOR YOU, WE RECOMMEND SPEAKING TO ONE OF OUR MORTGAGE CONSULTANTS WHO WILL BE MORE THAN HAPPY TO HELP.
**The 4.19% annual interest rate is based on the Connells Group average mortgage interest rate taken from this year YTD and is correct as at 17/03/2026.
Any fees payable will be explained in your initial no-obligation appointment, before you choose whether to use our Mortgage Services.
LENDER FEES MAY ALSO BE APPLICABLE. IF YOU WOULD LIKE GUIDANCE ON THE RIGHT MORTGAGE FOR YOU, WE RECOMMEND SPEAKING TO ONE OF OUR MORTGAGE CONSULTANTS WHO WILL BE MORE THAN HAPPY TO HELP.
**The 4.19% annual interest rate is based on the Connells Group average mortgage interest rate taken from this year YTD and is correct as at 17/03/2026.
Any fees payable will be explained in your initial no-obligation appointment, before you choose whether to use our Mortgage Services.
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