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Boyton, Launceston, Cornwall, PL15
Guide price £3,570,000 | 6 bedrooms | 245.86 acres

Property features

• Privately situated 6 bedroom Grade II Listed main house
• Courtyard and range of other traditional barns with potential (STP)
• Additional 4 bedroom farmhouse with far reaching views
• Extensive range of dairy/livestock buildings
• Highly productive commercial grassland and arable land
• Nestled in attractive undulating Cornish countryside with easy access to A30
• In all 245.86 acres (99.50 hectares) and available as a whole or in up to 5 lots

Estate with 6 Bed Grade II Listed farmhouse and 4 bed farmhouse, range of traditional barns with potential (STP), dairy/livestock buildings, 245.86 acres of productive grassland and arable land. Available as a whole or in up to 5 lots. EPC Band E.
 
SITUATION
The Kersworthy Estate is nestled in attractive Cornish countryside just to the north of Launceston. The two farms that make up the estate enjoy a private yet accessible location. Kersworthy farmstead has a very secluded position at the end of a long driveway and is surrounded by its own land with no nearby neighbours. Buttern Farm lies closer to the road, adjoining Kersworthy Farm. The Estate enjoys far reaching views, approximately mid-way between the well serviced towns of
Launceston and Bude. Both towns offer a comprehensive range of shopping, leisure and health facilities, numerous local golf courses and sports clubs. Primary schools are to be found at Werrington, secondary schooling at Launceston, whilst independent schooling is available at Launceston, Shebbear, Plymouth, Truro and Exeter.
 
The spectacular North Cornish coast is some 10 miles to the west, offering abundant recreational opportunities whether it be cliff top walks or extensive sandy beaches, surfing or sailing. Alternatively nearby Dartmoor or Bodmin Moor offer a range of outdoor pursuits. The local area is also renowned for its shooting and fishing. Launceston provides mainly dual-carriageway links to the cathedral cities of Truro and Exeter. Exeter offers a superb range of shopping facilities, together with main line train services to London Paddington, an international airport and access onto the national motorway network.

INTRODUCTION
The Kersworthy Estate comprises Kersworthy Farm and Buttern Farm.
 
Kersworthy Farm includes a beautifully presented, Grade II Listed period farmhouse, probably dating back to the late 16th Century. To the rear of the property there is a stunning, mainly 2 storey, brick built courtyard, a substantial detached traditional linhay barn, an open fronted cart shed, all with potential for alternative uses (STP), as well as a large modern style farm building. The farmstead is surrounded by attractive gently undulating pasture.
 
Buttern Farm meanwhile, is an excellent commercial dairy and arable farm which includes a 4 bedroom farmhouse with stunning views, a well-equipped and extensive range of modern style farm buildings, a small woodland, some highly productive grassland and arable land.
 
In all the estate extends to approximately 369 Acres (149.47 Hectares) and is offered in the following lots (although alternatives may be considered).

LOT 1 Kersworthy Farm
Kersworthy Farmhouse is constructed of stone and cob walls under a slate roof. Having been lovingly renovated and restored
over the years by the current vendor, the property successfully combines the charm, character and generous proportions
associated with buildings of this age, yet with contemporary modern conveniences.
 
The comfortable accommodation briefly comprises: front door into impressive double height Hallway with stairs to first floor and doors into many of the ground floor rooms, Dining Room with impressive slate floors and feature fireplace, Dairy, Kitchen with granite work surfaces over, oak mounted units, Living Room with feature fireplace, Boot Room with door to outside, Utility Room with slate floors and WC, stairs to Study, Family Room with triple Aga within impressive inglenook fireplace with twin bread ovens, Drawing Room with inglenook fireplace and second fireplace, back Hall, WC.
 
On the first floor, Bedroom 1 is laid out as a generous twin bedroom with Jack and Jill Bathroom with white suite including
bath with shower over, WC, wash hand basin and heated towel rail all under a light and airy vaulted ceiling. Bedroom 2 has a
second Jack and Jill Bathroom with suite comprising bath, WC and feature glass wash hand basin. Bedroom 3 is occupied as the master bedroom, and has an airing cupboard and built in wardrobes. The Family Bathroom has a feature copper bath,
oversized shower cubicle, WC, wash hand basin and timber floors. Bedrooms 4 and 5 have built in wardrobes and drawers.
 
Accessed from the Snug Room is a Living Room with a mezzanine loft above and whilst there are currently no water or
drainage services, this has potential to be converted into an annexe taking advantage of its separate external access. There is also potential to make more of a feature of the covered well which lies just outside the rear door.

On the opposite side of the parking area is a detached two storey Annexe/Games Room that has a number of potential uses,
including perhaps a wedding venue (subject to obtaining any necessary consents). It has a functioning bar and cellar and on the first floor, a large decked balcony area overlooking a private level lawned area.
 
The courtyard of barns, and former water wheel (with potential to be restored), are currently used for stabling and storage, but until recently were partially used as a butchery cutting room. (The remaining cold-stores etc. Are included in the sale). There are excellent views from the barns, particularly from the second floor.
 
There are further outbuildings with potential, subject to obtaining necessary consents, as follows: A stone and cob linhay barn under a mainly slate roof, enjoying a private position with stunning westerly views. A two storey stone and cob open fronted cart shed under a slate roof, overlooking pasture land to the rear. A garage and two stores, (one equipped as a cellar for the bar), on the ground floor below the Annexe/Games Room.

Modern Farm Buildings and Land
Concrete portal framed farm building (90m x 60m) - with an area of hardstanding around the barn together with sheep handling
areas.
 
Two bay tin clad pole barn.
 
The farmstead is surrounded by approximately 30.27 acres (12.25 Hectares) of generally productive and gently undulating pasture land, which are partially bordered by a stream.

Lot 2 - Buttern Farmhouse: A four bedroom dwelling, cabin and 2.80 acres in all
With its own private driveway, Buttern Farmhouse has comfortable family accommodation and a pleasant southerly aspect
overlooking the garden and its adjoining paddock.
 
The property is constructed of rendered walls under a tiled roof, with double glazing throughout.
 
The accommodation is illustrated on the floorplan and briefly comprises; Reception Hall, Utility Room and WC. KItchen/Breakfast Room with a full range of fitted floor and wall mounted units, Utility Room. The light and airy Dining Room has a feature fireplace and far reaching views over generally unspoilt farmland. The Sitting Room has sliding doors to a patio to the rear garden and there is a ground-floor Bedroom 4 / Study overlooking the entrance.
 
On the first floor there are 3 further Bedrooms and a Family Bathroom with a bath with shower over, wash hand basin and WC.
The Cabin, which is separately accessed, enjoys fine rural views and a private position. The accommodation includes: Kitchen, Living/Dining Room, 2 Bedrooms and a Bathroom. This has provided the vendor with ancillary accommodation and a useful letting income.
 
A single paddock extending to 2.83 acres has potential for grazing or use as a smallholding. There is potential to erect stables or a small barn (STP).

Lot 3 - Buttern Farm:
Well equipped commercial dairy and arable farm with extensive range of modern buildings and versatile grassland and arable land. In all 138.20 acres.
 
Buttern Farm is an excellent commercial grassland and arable farm with an extensive range of modern buildings that would suit dairy or other livestock enterprises. The buildings are described in a schedule that can be seen under 'Plans' and include over 35,000 sq ft all under a single roof and with generous areas of concrete yards around the buildings. If Buttern Farmhouse is sold separately, there could be potential for a new Agriculturally tied dwelling, (STP).
 
The land comprises 138.20 acres (55.93 hectares) of productive arable and grassland, surrounding the buildings, with three separate fields close by. The land is level or gently easterly facing and is laid out in 10 practical shaped enclosures. There is a small attractive broadleaf woodland on the north eastern edge of the farm.

Lot 4 Land West of Kersworthy Farm: 83.22 acres of pasture
Sold

Lot 5 Land East of Kersworthy Farm: 77.5 acres of pasture
The land initially comprised 122.85 acres, but part has been sold, leaving 74.56 Acres (30.17 Hectares) available now. Productive and predominantly reasonably level grassland and arable land, which is fenced and easily accessible, with road frontage and in good sized enclosures.

GENERAL REMARKS
Services
 
Lot 1 Mains water and electricity, private drainage system, oil central heating and oil-fired triple Aga
 
Lot 2 Mains and borehole water, mains electricity, private drainage system. Mains gas central heating.
 

Lot 3 Mains and borehole water is currently shared with Lot 2. If Lot 2 is sold separately, Lot 3 will have to make its own new connection to the mains which is to hand. Mains electricity.
 
Lot 5 The land is naturally watered, but could also be served by the mains which is in the road
between Lot 3 and Lot 5.
 
Please note the agents have not inspected or tested these services.

LOCAL AUTHORITY
Cornwall Council, County Hall, Treyew Road, Truro, Cornwall, TR1 3AY. T: 0300 1234100.
www.cornwall.gov.uk.

TENURE
Part of the land and buildings within Lots 3 and 5 have been let on a Farm Business Tenancy ending on 8th May 2018. Lot 2 is currently let on an Assured Shorthold Tenancy agreement, which can be terminated with 2 months notice by the landlord. The rest of the property is freehold with vacant possession available on completion.

SPORTING AND MINERAL RIGHTS
The sporting and mineral rights in so far as they are owned are included with the freehold.

BASIC PAYMENT SCHEME AND ENVIRONMENTAL SCHEMES
The vendor retains the current years Basic Payment Scheme payment. Entitlements will be made available with the land lots. The purchaser will take over the vendors cross compliance responsibilities. There are no Environmental Schemes that affect the land.

PLANS AND BOUNDARY FENCES
A plan which is not to a recognised scale and is not to be relied upon is attached to these particulars. Purchasers must satisfy themselves by inspection or otherwise as to its accuracy.

FIXTURES AND FITTINGS
All fixtures and fittings unless specifically referred to within these particulars are expressly excluded from the sale of the freehold.

WAYLEAVES, EASEMENTS AND RIGHTS OF WAY
The property is sold subject to and with the benefit of any Wayleave Agreements in respect of electricity or telephone equipment and the property is sold subject to and with the benefit of any public or private rights of way. There are no public footpaths shown on the Ordnance Survey Plan that affect the land. We are not aware of any public or private rights of way that affect the property. Lot 4 will have access rights down 2/3 of the driveway of Lot 1, as shaded brown on the attached plan.

RIGHTS, COVENANTS AND RESERVATIONS
Whilst the driveway to Kersworthy Farm is included within the sale of Lot 1, access rights for Lot 4 shall be granted over the first 2/3 of it and also rights to lay services under this part. Rights shall be reserved for existing services that might perhaps cross neighbouring lots, dependant on exactly how the estate is sub-divided.

METHOD OF SALE
The property is to be offered for sale by private treaty as a whole or in up to 5 lots.

VIEWING
Strictly by appointment with the vendor's appointed agents, Stags.

WARNING
Farms and land can be dangerous places. Please take care when viewing the property, particularly in the vicinity of farm buildings and livestock.

DIRECTIONS
From Launceston, proceed northwards along the B3254 towards Bude. Proceed along the road for approximately 8 miles. Just after a turning to the right signposted Boyton 4 miles, turn left signposted Week St Mary 4 miles. Proceed to the end of this road and turn left at the crossroads. After a short distance, Buttern Farm will be found on the left hand side. Buttern Farmhouse is the 2nd entrance.

 

For Kersworthy Farm, proceed past this and take the first turning sharp right. The entrance drive to Kersworthy Farm is the 1st driveway on the left. For Sale boards have been erected.
 
These particulars are a guide only and should not be relied upon for any purpose.
 

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