Swanstone Farm is situated to the south of the popular rural village of Exbourne, which offers a good range of local facilities which include village shop, tearoom, pre-school and primary school, popular inn, garage and parish church.
The property is also within easy reach of Okehampton, offering a more comprehensive range of shopping, educational and leisure facilities. The A30 dual carriageway is easily accessible at Okehampton and Whiddon Down, providing a direct link west into Cornwall and east to the cathedral city of Exeter, with its motorway, mainline rail and air links.INTRODUCTION
Swanstone Farm extends to approximately 134.08 acres (54.24 hectares) and offers a very private farm. The farmhouse sits centrally to the land with stunning views across open countryside and south towards Dartmoor National Park. The non-listed farmhouse is of stone and cob construction under an artificial slate-tiled roof, subject to modernisation, the property offers a spacious and comfortable home. The nearby traditional farm buildings offer potential for conversion to alternative use (STP).
The farm offers an excellent livestock farm with a great combination of well-drained reddish loamy soils, suitable for arable and forage cropping, while the clay soils on the southern part of the farm offer excellent grazing and silage cropping.
The woodland and moor provide sporting and conservation appeal.LOT 1
Swanstone Farmhouse, Farm Buildings and Approx. 28.39 acres
The floorplan illustrates the layout of the property. In brief, the accommodation comprises.
Entrance Hall, Sitting Room with fireplace (wood burner can be made available), Dining Room with open fireplace, built-in cupboard (chandelier is excluded from the sale). Pantry. Rear Hall with door to rear courtyard and stairs to first floor. Shower Room with shower, hand basin, wall cabinet and WC. Kitchen/Breakfast Room with double drainer and single sink unit, oil-fired Rayburn. Utility Room and Garden Store.
Returning to the entrance hall, stairs lead up to the first floor, from the landing there are 5 double bedrooms offering light, airy accommodation with views on both sides of the property. Family Bathroom with bath, wash hand basin unit, WC, airing cupboards housing hot water tank, 2 box rooms provide useful storage.GARDENS & GROUNDS
Surrounding the property are attractive gardens which include an orchard area, vegetable patch and greenhouse. From the gardens there are outstanding views over the open countryside and Dartmoor to the south. Please note, the granite saddle stones are excluded from the sale.FARM BUILDINGS
Shippon (19.62m x 3.40m) - Part cob and block construction under corrugated roof.
Covered Yard (14.83m x 9.05m) - Part cob and block construction with steel frame under clad roof, adjoining Store
Threshing Barn with Hayloft (22.03m x 6.60m) Cob construction under a corrugated roof.
Former Livestock Barn (13.05m x 5.23m) - Block construction under clad roof.
Former Dairy - Block construction under clad roof.
Former Poultry Shed
Modern Livestock Building (32.92m x 13.66m) - Concrete and steel frame with part block elevations under corrugated roof.THE LAND
The land lies within a ring fence surrounding Swanstone farmstead and is a mixture of predominantly level and some gently sloping land running down to Hole Brook. The land is divided into a number of good size fields, suitable for grazing and arable cropping.LOT 2
Land to the North of Swanstone Farm, 33.64 Acres
A productive run of level and gently sloping land suitable for arable and grass cropping. The land is predominantly well-drained and reddish loamy soils, running down to Hole Brook. The land includes two small parcels of woodland.LOT 3
Land to the South of Swanstone Farm, 72.05 Acres
A productive run of grassland divided into a number of good size field enclosures. Swanstone Plantation and Moor provide sporting and conservation opportunities.SERVICES:
Lot 1: Mains water and electricity. Private drainage.
Lot 2: Mains water.
Lot 3: Mains water.TENURE
Freehold with vacant possession.ACCESS
The property is accessed from the public highway.LOCAL AUTHORITY
West Devon Borough Council, www.westdevon.gov.ukBASIC PAYMENT SCHEME
The Entitlements are included in the sale. The current year's payment is reserved from the sale.
Where the property has been lotted the Entitlements will apportioned.
The purchaser will take over the vendors' cross compliance responsibilities.DESIGNATIONS
The Scots Pine on the entrance to the farm has a Tree Preservation Order. Part of the farm is located within a Nitrate Vulnerable Zone.SPORTING AND MINERAL RIGHTS
The sporting and mineral rights insofar as they are owned are included with the freeholdFIXTURES AND FITTINGS
All fixtures and fittings, unless specifically referred to within these particulars, are expressly excluded from the sale of the freehold.FARM SALE
The vendor reserves the right to hold a farm sale by auction of live and deadstock on the property prior to completion.WAYLEAVES, RIGHTS OF WAY ETC
The property is sold subject to and with the benefit of any wayleave agreements in respect of any electricity or telephone poles, wires, stays, cables etc., or water or drainage pipes etc., either passing upon, over or under it. The property is also sold subject to and with the benefit of any public or private rights of way or bridleways etc.PLANS AND 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.WARNING
Farms can be dangerous places. Please take care when viewing the property, particularly in the vicinity of the farm buildings.DISCLAIMER
These particulars are a guide only and should not be relied upon for any purpose.DIRECTIONS
From Okehampton Town Centre, proceed up East Street. At the 2nd set of traffic lights (at the Police Station) turn left into Barton Road. At the mini-roundabout bear left, proceeding past the hospital until reaching the 'T' junction and here turn right for Exbourne. Follow this road for approximately 4 miles and the entrance to Swanstone Farm can be found on the righthand side.