A spacious farmhouse (5 bedrooms / 3,183 sq.ft) for modernisation with a stone barn suitable for conversion, a range of outbuildings and land. 14.23 acres. Large house suitable for dual occupation. Buildings suitable for agricultural or equestrian use. Paddocks and pasture land. For sale by Informal Tender. Closing Date 19th January 2018. Additional land available. EPC: F
Hill Farm lies in a very accessible location in North Devon, surrounded by rolling hills yet only two miles from the town centre of Barnstaple with the village of Landkey approximately one mile to the east.
Landkey is a popular village with a village store / Post Office, a coffee shop, The Castle Inn public house, a Church and regular bus services to both Barnstaple and South Molton.
The regional centre of Barnstaple lies a short distance to the west of the farm and is the areas main shopping, business and commercial hub. The Tarka Line provides a rail link between Barnstaple and Exeter (approximately one hour).
From the farm there is easy access to the Exmoor National Park, known for its hundreds of square miles of superb unspoilt scenery, and the North Devon beaches of Putsborough, Saunton, Croyde and Woolacombe are all within reach.
There is excellent access to the A361 (North Devon Link Road) at the Landkey Junction, just over one mile from the farm, providing a link to the M5 motorway at Junction 27 nearby to which is Tiverton Parkway with mainline rail services to London Paddington.DESCRIPTION
LOT 1: Hill Farmhouse, Barns & 14.23 Acres
Coloured Pink on the plan.HILL FARMHOUSE
Hill Farmhouse is about 400 years old yet is not listed. It has a south-west facing aspect and would suit modernisation, providing 3,183 sq.ft of accommodation over two floors, which could be divided to suit dual occupation.
The accommodation is shown on the floor-plan and briefly comprises:
A front door opens into the ENTRANCE HALL with the main staircase leading to the first floor. A door to the left leads to the SITTING ROOM, which has a stone fireplace with a slate hearth and a wood burner.
Steps lead down to the SECOND KITCHEN, which boasts an inglenook fireplace with a bread oven and an inset Rayburn Royal, with a timber beam over. There are part stone exposed walls with feature beams, window and a large timber door leading to the front and a door opening out to the rear courtyard also.
Behind this fireplace is STORAGE AREA with exposed stonework.
The KITCHEN / DINING ROOM includes an inglenook fireplace with exposed stonework and a timber beam with a wood burner. There are a range of wall and floor units, a Stanley Range, Belling double oven and a Smeg 5 ring hob (LPG) with an extractor hood above. A breakfast bar separates the kitchen from the dining space.
The BACK HALLWAY has a door out to the rear courtyard and also leads to the UTILITY / DOWNSTAIRS WC.
There is a STORE / LARDER off the dining room area with a door to the rear yard.
The LIVING ROOM is accessed by steps down from the kitchen and has sliding doors to the side patio and exposed beams. This room and the bedroom above were once part of the Granary.
On the first floor there are FIVE BEDROOMS, all with a south-facing aspect and potential to create a 6th bedroom. The master bedroom has an en-suite bath and shower room and there is a further bathroom with a separate bath and shower cubicle.
There are two hatches to the loft space which would provide a useful storage area.
Please note that some of the fireplaces described in the details require re-opening.OUTSIDE
Immediately to the front of the farmhouse is an enclosed garden area with a patio space to one side. There is also space to the rear of the farmhouse to create a private terrace, including an external limestone and brick inglenook fireplace which was once part of the house.OUTBUILDINGS
The outbuildings are positioned to the south and west of the house and include the following:Open Fronted Machinery Store
(13.71m x 8.89m). Steel frame with timber kickboards and space boarding above. Fibre cement roof.Stables
(25.35m x 6.77m). Block construction, concrete floor with a box-profile steel / galvanised iron roof.Dutch Barn
(13.55m x 6.00m). Steel frame, earth floor and enclosed on two sides.Old Stables / Wood Store
(7.84m x 2.71m). Block and stone construction, concrete floor with a mono-pitch galvanised iron roof. To the rear is a:Former Shippon
(7.95m x 6.29m MAX).
Below the farmhouse is a:General Purpose Building
(9.25m x 4.15m). Concrete floor, stone walls supported by a steel frame. Box-profile roof. There is a lean-to to one side.The Old Dairy
(measurements shown on the floor-plan). Stone construction with a concrete floor and a mezzanine storage level.
This barn would suit conversion to a separate residential dwelling / holiday cottage and planning consent is being submitted by the vendors for the change of use of this building.
It is a condition of sale that the glass area on the southern elevation of this building is removed if the remainder of the building is converted for any alternative use.THE LAND
The land within LOT 1 includes a small paddock behind the block stables and two larger grass fields suitable for grazing, with views towards Codden Hill. A map dated 1903 showed that previously Mazzard Cherry Orchards were sited on the south-facing slopes of the farm and the remains of a stone barn can still be found in the south-western corner.SERVICES
LOT 1: Mains water, mains electricity (single phase), private drainage (septic tank). LPG supply to the kitchens hob and oil-fired central heating provided by the Rayburn in the kitchen.ACCESS
All lots have direct access on to a council maintained road.TENURE
Hill Farm is owned freehold and is available with vacant possession upon completion.METHOD OF SALE
Hill Farm is offered for sale by Informal Tender, as a whole or in four lots. The closing date for tenders to be received is 12:00 midday on Friday 19th January 2018.
The informal tender form is available from Stags. Tenders to be submitted in writing to Stags, 30 Boutport Street, Barnstaple, Devon, EX31 1RP, marked for the attention of Mr A Dodds.
Should an offer be accepted Stags will require evidence of funding from the successful bidder.
In addition, under Money Laundering Regulations 2017 it is a requirement for Estate Agents to perform due diligence checks on purchasers to verify their identity. This will be done by means of an on-line check undertaken by Stags.
The Vendor is not obliged to accept the highest or any offer received.PLANNING
A planning application to convert the Old Dairy to a residential dwelling is being submitted by the vendor.LISTED STRUCTURES
Within LOT 1 there are drinking troughs and shelters 15 metres north-west of Hill Farmhouse, facing the road. These are Grade II Listed structures.BASIC PAYMENT SCHEME (BPS)
The farm land is registered for entitlements under the BPS.
The current scheme year payment is reserved from the sale.LOCAL AUTHORITY
North Devon District Council, Lynton House, Commercial Road, Barnstaple, EX31 1DG. Tel: 01271 327711. (www.northdevon.gov.uk).PLANS & BOUNDARY FENCES
A plan, which is not to 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 & FITTNGS
All fixtures and fittings, unless specifically referred to within these particulars, are expressly excluded from the sale.VIEWING
Strictly by prior appointment with Stags. Please call: 01271 322833 or email: firstname.lastname@example.org
Farms and land can be dangerous places. Please take care when viewing the property, particularly in the vicinity of farm buildings and livestock.DIRECTIONS
Approaching Barnstaple on the Link Road A361 at the Landkey junction take the left turn signposted towards Landkey / Swimbridge. Proceed up the hill for about 500 yards over the brow and then take the right turn signposted to Newport / Portmore Golf Park.
Turn left immediately after the Jon Beer Garage, and then left again shortly afterwards. After a short distance take the first right turn to Hill Farm / Venn. Continue for about 250 yards, up the hill and down the other side and the entrance to the farm will be found on the left.CONTACT INFORMATION
Stags, 30 Boutport Street, Barnstaple, Devon, EX31 1RP. Tel: 01271 322833. Email: email@example.comDISCLAIMER
These particulars are a guide only and should not be relied upon for any purpose.