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Valuation

Hatherleigh, Okehampton
Guide price £2,175,000 | 6 bedrooms | 182.1 acres

Property features

• Large, non- listed 6 bed farmhouse
• Extensive range of livestock buildings
• Productive arable and pasture land
• Amenity woodland and stream
• Approximately 182.10 acres

SITUATION
Langabeare Barton occupies a private location surrounded by its own land, along with fantastic views south towards Dartmoor National Park. Situated to the south of Hatherleigh, the market town has a good range of local facilities including a small supermarket, garage and various shops, an art gallery and café, post office, veterinary, doctors' surgeries and primary school. A wider range of facilities can be found in the larger town of Okehampton with its excellent range of shops and services, three supermarkets including Waitrose, and a range of national and locally owned shops and businesses. There is a leisure centre and schooling from infant to 'A' level standard. Okehampton enjoys direct access to the A30 dual carriageway providing a direct link west to Cornwall or east to the Cathedral and University city of Exeter. From Spring 2022, direct rail links will be provided from Okehampton to the city of Exeter. The countryside around Hatherleigh is well known for its riding, walking and sporting facilities, with fishing on the Torridge and walking and riding on the Tarka Trail and Granite Way and is often referred to as one of the last remaining truly rural parts of South West England. Dartmoor National Park offers hundreds of square miles of superb, unspoilt scenery and there is easy access to the north and south coasts of Devon with attractive beaches and delightful coastal scenery.

INTRODUCTION
Langabeare Barton offers an excellent opportunity to acquire a very private extensive livestock holding which has been used as a beef and sheep farm but could be adapted to a dairy unit with the main farmstead sitting centrally within the holding. Langabeare Barton was of historic importance about 600 years ago during the civil war.

Langabeare Barton farmhouse is a fine character Devon longhouse constructed of cob, brick and stone under a Welsh slate roof. The property sits centrally within the farm surrounded by attractive lawned gardens from where there are outstanding views south looking over the west Devon countryside to Dartmoor National Park.

There is an extensive range of livestock buildings providing accommodation for beef and sheep enterprises and, subject to a programme of redevelopment, these could be adapted to form the basis of a new dairy unit.

The farm land extends to approximately 182.10 acres and comprises a mixture of some arable and pastureland divided into a number of good sized fields which are served by a central farm track. Along with pockets of woodland.

LOT 1- LANGABEARE BARTON, BUIDINGS, 182.10 ACRES

LANGABEARE BARTON FARMHOUSE
A fine, Devon longhouse occupying a south facing position offering immense charm for a family home.

A concrete path leads up to the front door opening to a Cross Passage Hall. Doors lead off to the Dining Room with a stone fireplace housing a wood burner. Kitchen / Breakfast Room fitted with wall and base units, double sink and Aga. Walk-in pantry. Sitting Room with large inglenook fireplace with bread oven and Jotul wood burner. Utility Room and farm Office. Second Reception Room with fireplace housing wood burner and fitted book shelves. Rear entrance and WC. Stairs lead up to the first floor where the accommodation includes Master Bedroom with en-suite Shower room housing shower, WC and wash hand basin and electric towel rail. Three double Bedrooms. Family Bathroom. Single Bedroom with airing cupboard. Bedroom 6, room for two single beds with en-suite bathroom

THE GARDEN AND GROUNDS
Surrounding the property are attractive lawned gardens which include an orchard area. (The granite troughs are excluded from the sale).

Situated in the front garden is an attractive oak tree believed to be over 600 years old.

THE OUTBUILDINGS
Situated to the rear of the farmhouse is a small courtyard area which includes The Bothy, of block construction under a tiled roof offering potential for further accommodation (subject to planning). Double Garage - Open fronted Annexe

THE FARM BUILDINGS
A schedule of the farm buildings is attached.

THE LAND
The land lies within a ring fence surrounding Langabeare Barton and comprises a mixture of predominantly level and some gently sloping land. The land is divided into a number of good-sized fields suitable for grazing, mowing and some arable cropping. There are pockets of woodland which offer amenity and sporting appeal.

GENERAL REMARKS

SERVICES
Lot 1
Private water from borehole.
Mains electricity (3-phase).
Private drainage.

TENURE
Freehold with vacant possession on completion.

ACCESS
All lots are accessed from the public highway.

LOCAL AUTHORITY
West Devon Borough Council - www.westdevon.gov.uk

BASIC PAYMENT SCHEME
The entitlements are available by separate negotiation

The purchaser will take over the vendor's cross compliance responsibilities

SCHEMES
Countryside Stewardship Mid-Tier Agreement running until 2024 on Lot 1 for Fields Part 5208 / 2515 and 1901. Options GS16 and GS2 and Field 3228 two trees under BE2. Further details from the agents. The scheme runs until 2024.

As part of the purchase of the farm the purchaser will undertake to take over the remaining term of the scheme.

INGOING VALUATION
Upon completion of purchase and in addition to purchase price, the purchaser shall take over and pay for (including VAT where applicable) the following items below at valuation: The buyer will be required on completion to make a payment on account for the approximate amount of the ingoing valuation, as calculated by Stags, with the final valuation to be agreed within 7 days after completion

All remaining hay, straw, wrapped and bagged silage, feedstuffs grain, etc, upon the property at market values.

All remaining clamp silage at consuming value calculated in accordance with the CAAV Publication No 183. The valuation will be based on an analysis or if appropriate, analyses. The Vendor is responsible for obtaining the analyses and will pay the charges.

Beneficial cultivations carried out prior to completion and growing crops planted prior to completion at the cost of seeds, fertilisers, sprays, pesticides and labour thereto. Where labour has been undertaken by contract, then the actual cost shall apply. In all other cases, the labour charges shall be in accordance with the CAAV costings.

All fertilisers and farmyard manure applied to pastureland which has not been cut or grazed between application and completion shall be taken over at cost price of fertilisers and labour at actual cost where undertaken by contract or in accordance with the CAAV costings.

All remaining diesel and domestic fuel oil, feeding stuffs, fertilisers in store, shall be taken over at cost price.

All matters of valuation shall be carried out by Stags acting upon behalf of the Vendors and Purchaser, whose decision shall be final and binding on both parties and whose fees and expenses shall be paid in equal parts by each. All valuation monies shall be paid, by cleared funds, in the account of the agents or vendor, within 14 days of completion and shall otherwise therefore carry interest at 5% above the HSBC Plc base rate applicable to the period.

There will be no claims for tenants' rights matters and in the usual way no counter claim for dilapidations.

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

FIXTURES 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.
 

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