GUIDE PRICE: 1.95 Million for the Whole

Transcription

1 Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles, Newcastle 40 miles (All distances approximate) SNOWDEN CLOSE, Gilsland, Brampton, CA8 7DQ An excellent residential and stock farm extending to about 653 acres (264 hectares) in area and including a four bedroom farmhouse (EPC=F), with an extensive range of farm buildings with over 400 acres of silage ground and improved pasture and 200 acres of good hill grazing. For Sale by Private Treaty as a Whole or in Two Lots GUIDE PRICE: 1.95 Million for the Whole

2 Situation Description Snowden Close is situated in a rural area of north Cumbria, close to the Northumberland border, and about 20 miles north east of Carlisle, 25 miles and 40 miles west of Hexham and Newcastle respectively with the local towns of Brampton and Haltwhistle lying 10 miles to the south west and 10 miles to the south east respectively. The position of the property is shown arrowed and circled on the attached Location Plans. Snowden Close is a well-equipped residential and stock farm extending to about 653 acres (264 hectares) which is offered for sale by private treaty as a Whole or in Two Lots. Lot 1 is shown edged in red and coloured in pink on the attached Sale Plan and extends to about acres ( hectares) in area. It comprises a traditionally built four bedroom farmhouse with scope to extend the accommodation into the adjoining barn range, an extensive range of farm buildings and adjoining grassland which is conveniently situated in a ring fence around the farmsteading. The farm is bisected by the King Water and the river itself and the wooded banks lie in a Site of Special Scientific Interest and add to the amenity and sporting value of the property. Lot 2 is shown edged in red and coloured in yellow on the Sale Plan and it is made up of one large enclosure of good hill grazing extending to about acres (82.35 hectares) in area. This Lot has potential to be planted for forestry subject to obtaining the necessary consents. Farming System Snowden Close is a mixed beef and sheep rearing enterprise. The farm currently runs a suckler cow herd of about 80 cows with heifers being sold at 18 months old and bullocks fattened off the grass. A flock of 650 Swaledale ewes are crossed with a Leicester tup with the ewe lambs sold in September and wether lambs fattened. Approximately 80 acres (32 hectares) of land is cut annually for silage. The size and shape of fields are suited to modern farming techniques and they are well fenced and dyked for livestock and watered either from drinking troughs or from natural supplies. The fields are easily accessible off the access road to Snowden Close or to the adjoining Highstead Ash or off a network of farm tracks running off this access road. Amenities There are primary schools at Lees Hill and Gilsland which lie 3 miles to the south west and 3 miles to the south east of the farm respectively. Gilsland also has a hotel, tea room and public house and there is a good range of services and local shops, including a secondary school, in Brampton and a full range of services in Carlisle. The Scottish Border Country, Lake District National Park, Kielder Forest and Reservoir and Hadrian s Wall are all within easy reach of the farm and there are livestock auction marts at Longtown, Carlisle and Hexham.

3 Lot 1 The farmhouse, buildings and adjoining land extending to acres ( hectares) as shown outlined in red and coloured in pink on the Sale Plan Guide Price 1.6 Million The Farmhouse Ground Floor Hallway Sitting Room This is centrally located within the farm and faces south west and enjoys attractive views over the land. It is traditionally built of stone with dressed quoins under a pitched slate roof with a white painted front elevation. It has the benefit of upvc double glazing to all but one store room window with an oil fired Essse in the kitchen heating the water and radiators in most rooms. The two reception rooms then have wood burning stoves installed in the fireplaces. There is also scope to extend the farmhouse accommodation into the adjoining traditional barn range which is presently used as a feed store. 8.17m x 1.90m max with part glazed upvc front entrance door, doors off to sitting room, living room, back kitchen, dining kitchen and rear hall, stairs to first floor and understairs cupboard m x 4.17 m - with wood burning stove recessed into stone fireplace and laminate floor.

4 Living Room 5.00m x 4.26m max - with wood burning stove recessed into stone fireplace with two built in cupboards with shelving and door to dining kitchen. Dining Kitchen 4.84m x 3.88m part tiled with sink unit with single drainer, oil fired Esse cooker, fitted wall and base units with worktops over and electric cooker point.

5 Back Kitchen Store Room Rear Hall Toilet Rear Entrance Lobby 4.01m x 2.43m with sink unit with double drainer, wall cupboards, electric meters, UV filter on water pipe and door to store room. 4.01m x 1.30m with shelving and single glazed window. 1.84m x 1.78m with door through to toilet and door to rear entrance lobby. 1.84m x 1.79m with W.C. and wash hand basin. 1.84m x 1.38m with upvc rear entrance door and coat hooks. First Floor Landing Bedroom One Bedroom Two Bedroom Three 5.86 m x 1.91m with landing window, hatch to loft space and doors off to four bedrooms and bathroom. 4.47m x 4.23m max. 5.09m x 4.23m. 4.86m x 3.85m with fitted wardrobes along one wall. Bedroom Four Bathroom Outside Garden Rear Yard 4.01m x 3.85m. 2.84m x 2.84m with three piece white suite including panelled bath, wash hand basin, W.C. and separate shower cubicle. Situated to the front of the house and mainly laid down to lawn with beds and borders which are well stocked with plants and shrubs and a vegetable plot. With parking area.

6 The Farm Buildings These provide good livestock housing and crop and machinery storage space for a farm of this size and are as shown numbered 1 to 16 on the Aerial Plan for the farmsteading attached to these particulars. In more detail they comprise following:- 1. The Farmhouse as previously described in the particulars. 2. Traditional barn/feed store (9.24m x 4.64m internally) - built of stone walls under a slate roof with two feed hoppers, one 10 ton and the other 7 ton capacity, with redundant grain tower adjoining. 3. Silage barn (27.45m x m approx)- steel framed with sheeted roof and side cladding with reinforced concrete block/mass concrete walls and concrete floor. 4. Cattle court (20.31 m x 7.64 m approx) - steel framed with sheeted roof and side cladding and concrete block/mass concrete walls below with concrete floor. 5. Covered slurry store (24.40 m x 12.20m approx)- steel framed with sheeted roof and side cladding with reinforced mass concrete walls below, concrete floor and fenced and gated concrete ramp down into the store at one end. 6. Cubicle shed (44.22m x 12.81m approx)- steel framed with slate roof, concrete block walls with sheeting above, concrete floor and 66 cubicles with calf creep area. 7. Cattle court (44.22m x 7.32m approx)- steel framed with part slate/ part sheeted roof, concrete block walls with cladding above and concrete floor with feed trough along one wall. 8. Sheep shed (18.30m x 9.15m approx) - with concrete block and stone walls and sheeted front with hardcore floor with cattle handling area at one end with race (please note that the cattle crush is not included in the sale nor is the adjoining tractor diesel tank). 9. Cattle court (18.3m x 9.15m approx) - steel framed and built of concrete block walls under a slate roof with concrete floor and feed barrier along one wall. 10. Workshop and machinery shed with former stables/general store (18.30m x 11.59m and 7.32m x 4.88m approx) - with stone and concrete block walls under a part slate/ part sheeted roof with concrete floor, electric lights and sockets and two vehicular access doors. 11. Stone barn (14.03m x 5.49m approx) - with stone walls, sheeted roof and concrete floor. 12. Lean-to cubicle shed for 27 (20.43m x 6.10m approx) - timber framed with sheeted roof and side cladding and concrete floor. 13. Traditional single storey range (14.64m x 5.49m approx) - built of stone walls under a sheeted roof with stores and small workshop for secure ATV storage. 14. Byre and stick shed with underground well (14.64m x 4.88m approx) - built of stone walls under a slate roof with concrete floor, and the well with pump in the stick shed providing a secondary water supply. 15. Big bale storage pad with hardcore base providing storage for up to 700 bales. 16. Concrete sheep pens and livestock loading bay with dipper, footbath and shedder/race.

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8 The Land This extends to acres ( hectares) in area and is almost all in permanent grass with grazed wooded areas along the banks of the King Water. It includes a number of useful small paddocks around the farmsteading. Lot acres (82.35 hectares) of improved hill grazing as shown outlined in red and coloured in yellow on the sale plan. Guide Price 350,000 This is made up of one large enclosure of hill grazing which is watered from natural sources and which is well fenced and dyked. If Lots 1 and Lot 2 are sold separately then the Vendor will erect a new fence between field nos 27 and 28 on the Sale Plan. General Remarks & Stipulations Services Tenure Mineral & Sporting Rights Council Tax Entry & Vacant possession Basic Payment Scheme Ingoings The farmhouse and most of the buildings are served by mains electricity with foul drainage from the house to a septic tank installation. There is a private water supply to the house and buildings from a spring in field no 28 on Lot 2. This is shared with the property known as Highstead Ash which is situated adjoining and surrounded by Lot 1. Maintenance of this supply is shared equally between the parties from the source down to Highstead Ash with the Vendor responsible for the cost of maintaining the service pipe from Highstead Ash down to Snowden Close. Freehold. The mineral rights and fishing rights are reserved to the lord of the manor and excluded from the sale. The shooting rights are included in the sale in sofar as they are owned by the Vendor. Snowden Close farmhouse is assessed under Band F for council tax purposes. Entry and vacant possession of the property will be given upon completion of the sale(s) at a date to be mutually agreed. The land is all registered with the Rural Payments Agency as SDA land and eligible for the higher payments under the Basic Payment Scheme. The Vendor has submitted a claim under the 2017 Basic Payment Scheme and this payment will be retained by him hectare units of SDA entitlement will then be transferred to the purchaser(s) for their use in 2018 and thereafter upon completion of the sale. The farm is not entered into any Countryside Stewardship Scheme at the present time. The purchaser of Lot 1 will be required to purchase the silage in the silage barn at valuation. There are no other ingoings.

9 Vendor s Solicitors Wayleaves, Easements And Rights of Way Burnetts (Diane Barnes dealing) Montgomery Way, Rosehill, Carlisle, Cumbria CA1 2RW. Tel: dkb@burnetts.co.uk The property is sold subject to and with the benefit of all reservations, servitudes, rights of way and other matters, whether public or private and whether constituted in the title deeds or not. These include the following; The Vendor has the benefit of a right of way along the access track from the public road to the farm boundary along the route marked A- B on the Sale Plan and Location Plan 2. This is shared with other users and maintenance liabilities are shared according to user. The owner of Highstead Ash then has a right of access through the farm from point B to Highstead Ash along the access track shown on Location Plan 2. There is also a right of access along an access track from Highstead Ash through Lot 2 to Dumblar Rigg but this is only a secondary access to this property and has not been used for some time. The Vendor also has the benefit of a right of way along the access road through Highstead Ash along the route marked C-D E on the Sale Plan. There is also a right of way over the land to the west of the farm to gain access to the public road along the route marked F-G-H on the Sale Plan and Location Plan 2. A Roman road known as the Maiden Way runs through the property and this is shown marked on the Location Plans and registered as a Scheduled Ancient Monument. Two footpaths/bridleways cross the farm and these are shown marked on Location Plan 2 but are little used. The King Water and the adjoining wooded banks are designated as a Site of Special Scientific Interest but trees falling into the river above the bridge on the access road to Highstead Ash can be removed to prevent damage to the bridge. Offers Offers for the property as a Whole or for either of the Lots should be submitted to C & D Rural at Lakeside, Townfoot, Longtown, Carlisle CA6 5LY. Those parties wishing to be informed of a closing date for offers should notify the selling agents of their interest as soon as possible to ensure that they are contacted. The Vendor and the selling agents do however reserve the right to sell privately without imposing a closing date and do not bind themselves to accept the highest or any offer. Viewing Strictly by appointment through the sole selling agents. Tel: (01228) or office@cdrural.co.uk. Floor Plans The floor plan of the farmhouse is provided for identification purposes only and some measurements and room names may vary from those provided earlier in these particulars.

10 EPC A summary of the Energy Performance Certificate for Snowden Close farmhouse is set out below and full details are available by on request or can be downloaded from our websites. Details prepared 31 st May 2017 RWS Important Notice C & D Rural for themselves and for the Vendors/Lessors of this property, give you notice that:- 1. The mention of any appliances and or services within these particulars does not imply that they are in full and efficient working order. 2. The particulars are set out as a general outline only for the guidance of intending purchasers or lessees and do not constitute, nor constitute part of, an offer or contract. 3. All descriptions, dimensions, references to condition and necessary permissions for use and occupation and other details are given having taken all reasonable steps to avoid misleading or committing an offence. Nonetheless, such statements do not constitute any warranty or representation by the Vendor and are accurate only to the best of the present information and belief of the Vendor. 4. No person in the employment of C & D Rural has any authority to make or give any representation or warranty whatsoever in relation to this property nor is any such representation or warranty given whether by C & D Rural or the Vendors/Lessors of this property.

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12 No on Sale Plan Schedule of Area Areas taken from Rural Land Register digital maps and Promap Field Description Acres Hectares Names Lot 1 1 Front Field Silage/ Grassland Ford Field Silage/ Grassland Palmer Hill Field Silage/ Grassland Wooden Bridge Silage/ Grassland Big Meadow Silage/ Grassland Penn Meadow Silage/ Grassland Ash Meadow Silage/ Grassland Holy Well Silage/ Grassland Meadow 9 - Woodland/Ungrazed Bank 10 Midden Field Permanent Pasture Eastside Permanent Pasture Hoggs Field Permanent Pasture Holy Well Permanent Pasture Pasture 14 Pasture Permanent Pasture Back Pasture Permanent Pasture Trencher Field Permanent Pasture Binder Field Permanent Pasture Roadside Permanent Pasture Bull Field Permanent Pasture Farthing Wood Permanent Pasture Leicester Field Permanent Pasture Stack Yard Permanent Pasture Woodland The Farmhouse and Buildings 25 Low Fell Permanent Pasture Riverside Permanent Pasture Part Hill Permanent Pasture Lot 2 Sub-total Part Hill Hill Grazing Sub-total Total

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14 General View of Lot 1 General View of Lot 2

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