For sale by Public Auction on 24th July 2018. Well equipped Goodlife Smallholding, Over 5 ha with Farmer Permitted Dev Rights. Private position with far reaching views. 2 Bed static caravan. Mains water and Electricity (25 KVA). 60' x 20' Poly-tunnel with overhead irrigation. Various rabbit and fox-proof enclosures.
VENDORS' OWN WEBSITE
For more photos, several detailed video tours and further information please also look at: http://www.axeheadfarm.co.uk/
In spite of their contact details being on the website, the Vendors have requested that all enquiries come through Stags Truro Office please.SITUATION
The smallholding is situated in a private, yet accessible position just off the main A394 road from Helston to Falmouth, approximately 7.5 miles form the South Coast and 12 miles from Truro. The land is predominantly classed as Grade III on the Agricultural Classification Maps and lies approximately 175 metres above sea level. It is mostly level. The two nearest primary schools, Porkellis (2.5 miles) and Wendron (3.5 miles) both have a "Good" OFSTED rating. The highly regarded Stithians Lake Watersports Centre is just 3 miles to the north and offers a range of watersporting activities, together with a popular lakeside cafe and camping facilities. A number of villages nearby, offer a range of local amenities. There are more extensive shopping and leisure facilities in nearby Falmouth and Helston.DESCRIPTION
The property has been run as a smallholding, selling produce, from the gate or from the vendors' roadside catering trailer. It comprises 12.77 acres (5.17 hectares) in all. In the first field there is a two bedroom static home (used for occasional accommodation and somewhere to make a brew or shelter from inclement weather), an extensive area of hardstanding/car parking. Opposite is a 60' x 20' poly-tunnel with overhead irrigation. A large and well-built chicken house (which could easily be subdivided or extended) links to two large fox-proof enclosed orchards. Various rabbit-proof enclosures extending to almost an acre provide areas for growing vegetables, soft fruit or other crops. The rare breed pigs occupy two more fenced enclosures.
Whilst the current owners have concentrated on a small-scale food enterprise and subsistence farming, there is obvious potential for a range of alternative enterprises, including tourism and energy production.
Various walks cut through the long grass in the two far meadows afford far-reaching views over the wonderful Cornish countryside. Mature stock-proof hedges enclose these fields, offering good shade and shelter. These fields have been well farmed, without artificial fertilisers and are suitable for cutting, grazing or cropping.WAYLEAVES COVENANTS AND RIGHTS OF WAY
The land is sold subject to and with the benefit of any wayleave agreements in respect of electricity or telephone equipment crossing the property, together with any restrictive covenants or public or private rights of way. The Ordnance Survey Plan shows there are no public rights of way crossing the property.SERVICES
Mains water and mains electricity are connected. The 25 KVA electricity supply could potentially facilitate exporting renewable energy to the Grid.DEVELOPMENT PLANNING
The property is in excess of 5.0 hectares and qualifies, under planning rules as a "farm", with various advantages afforded to this status; one of which is Permitted Development Rights (PDRs) for various development that would otherwise require Full Planning Permission. In 2014 under ref: PA14/06208 Prior Approval under PDRs was granted for 2 No. 6m x 18m poly-tunnels and a 12m x 20m steel framed barn. Only one of the poly-tunnels has been erected so far.
Please note that whilst very useful, the static home does not have full residential use at present. A case for an 'agriculturally tied dwelling' would have to justify an essential need to live on site, with no suitable alternative available, to service a financially viable business (not a hobby).'The vendor has stayed on the land for the past 3 years under the Caravan Act while they carry out works on the land. In addition to this various uses can also be carried out for up to 28 days per year, automatically under PDRs.METHOD OF SALE
The land is to be offered for sale by public auction at 6.00 pm on Wednesday 24th July 2018 at The Lanhydrock Hotel and Golf Club, Lostwithiel Road, Bodmin, Cornwall, PL30 5AQ. The land will be sold subject to an undisclosed reserve and the vendor/s reserves the right for the auctioneer to bid in the usual way on their behalf up to the reserve. The vendors also reserve the right to sell all or part of the property prior to the auction.
Under Money Laundering Regulations 2017 it is a requirement for Estate Agents to perform due diligence checks on any person that intends to bid at an auction, therefore there will be a requirement for the bidder to provide two forms of identification at the auction, consisting of a photo identification, such as a passport or current driving licence and secondly proof of address, such as a recent utility bill or bank statement.VENDOR'S SOLICITOR
Thurstan Hoskin Solicitors, Chynoweth, Chapel Street, Redruth, Cornwall, TR15 2BY, T: 01209 213646, E: firstname.lastname@example.org, FAO: Mr S MorrisonAUCTION LEGAL PACK
This includes the searches, draft contract, deeds/epitome of title, special conditions of sale etc and is available for purchase for £30 including VAT from the vendor's solicitors. Alternatively it can be inspected free of charge by appointment at Stags Truro Office. It is the purchaser's responsibility to make all the necessary enquiries prior to the auction.TENURE
The property is sold freehold and is being offered with vacant possession on completion on 4th September 2018.VIEWING
Viewing of the property is strictly by prior appointment with the vendor's appointed agents, Stags Truro Office.DIRECTIONS
From Truro, proceed along the A39 towards Falmouth. At the Treliever double roundabout beside the University, take the 4th exit along the A394 towards Helston. Pass through Rame Cross and after 4 miles, turn right beside Retanna Holiday Park. Axehead Farm shall be found after 0.5 of a mile on the left hand side (4th gateway). A For Sale Board has been erected.*DEFINITION OF GUIDE AND RESERVE
- Guide price(s) are an indication of the seller's expectation.
- Reserve price(s) are a figure below which the auctioneer cannot sell the lot at auction. We expect the reserve will be set within the guide range.
- Guide prices may change at any time prior to the auction.