Armitstead Barnett, Cumbria

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User Guide

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About Us

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Our aim is to provide bespoke and pro-active advice. We not only have traditional values and working methods available to us, but also our up-to-date technology and forward thinking which allows us to provide a truly tailored service to our clients through a good understanding of their needs.
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Our Clients vary from private individuals through to large corporate companies and as an independent practice of Property Consultants we are full members of the Royal Institution of Chartered Surveyors (RICS) and the Central Association of Agricultural Valuers (CAAV).

The company has exceptionally strong agricultural connections which have grown from the original business and now exist throughout the Rural Property sector within North West of England, working from offices in Kendal, Garstang and Burscough. In addition to this highly visible agricultural connection, Armitstead Barnett now operates throughout the entire rural property sector which itself is a niche market.
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Our History

Armitstead Barnett has roots dating back to 1890 and we are exceptionally proud of our rich heritage. Over the years we have learned to adapt and change with the times. We are a multi-disciplinary business working with land and property in the rural and village sector.

1890 is when Thomas Armitstead (the great grandfather of Mr Geoffrey Armitstead) purchased a business then known as Corbishley.

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Our expertise covers all aspects of property sales from country houses to picturesque cottages, from luxury apartments to new build developments, from one off building plots to full scale farm units. Whatever you are selling, our local teams will be able to give you the professional advice you need to get you moving in 2024.

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Other Services

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Residential Lettings and Management

Our extensive experience and skills ensure our diverse range of clients are guaranteed access to a flexible and efficient lettings and management service.

Our team has an in-depth knowledge of legal requirements enabling us to offer all aspects of management of residential :

· Landlord services and preparation of new lets

· Finding new tenants

· Rent collections

· Full management service

· Rent reviews

We have a wealth of experience within all offices with regards to letting and can offer a flexible service from let only through to fully managed to suit your needs.
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Land and Development

Armitstead Barnett's Land and Development department is widely recognised as one of the leading experts in the North West with skills, experience and expertise across the board. We guide clients through the land development process from start to finish and as an independent agency we work directly for the client. This means we act for the landowner, not the developer, so we do not take fees from developers. Developers will often cover the seller's fees so we always work to secure that. Our expertise in market research and price analysis means you can be assured that every plot of land, whether large or small, is assessed individually and marketed in the most suitable way at the correct price. Our tailored marketing service truly sets us apart from the crowd.

Whether you are looking to develop or sell individual plots right through to large-scale multi-plot developments, our full development service is an invaluable tool and available to you in your decision-making process.

We are highly skilled with expertise in land appraisals and valuations, advice and management of planning applications as well as preparation of local plan representations.
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Rural Landlord and Tenant

Most of our team are members of the Royal Institution of Chartered Surveyors and Fellows of the Central Association of Agricultural Valuers and have undertaken specialist training in all aspects of Agricultural Law so we can provide you with solid and thorough support, whether you are a landlord or a tenant.

Our bespoke service seeks to guide you through letting process from assessing rents, agreeing teancy terms through to management of the holding. We are well-versed and experienced in the whole process from large landed estates to single fields.

Our services include:

· Dispute resolution

· End of Tenancy claims and dilapidations

· Full property management

· Managing consents for assignments and improvements

· Rent reviews Re-Letting and Rent Tenders.

· Succession and Tenancy advice Succession

· Tribunal attendance
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Valuation Services

Our in-house valuation team are all chartered surveyors and RICS registered valuers who can provide professional valuation services for many reasons from bank lending to matrimonial disputes.

All our valuations are carried out in accordance with the RICS Red Book.

We offer valuation services for:

· Compulsory Purchase Orders

· Expert witness and dispute resolution

· Inheritance and Capital Gains Tax

· Insurance/Reinstatement Valuations

· Live and dead stock

· Matrimonial or family arrangements

· Plant and Machinery

· Potential development

· Sales and purchases

· Secured lending for mortgages from institutions including the AMC and all major UK banks

· Stocktaking

· Tenancies and rents

· Valuation disputes

· Commercial valuations
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Utilities, Wayleaves and Compensation

These complex schemes, with extensive legal requirements, can have a significant impact on your business and property value, so it is essential to get the correct advice from the outset.

We provide advice on compulsory purchase schemes, private negotiations with utility companies and local authorities. Our team's expertise covers:

· Capitalised Wayleaves

· Licences for additional working areas

· Negotiation on easements and wayleave payments

· Pre-entry access route negotiations and accommodation work

· Pre-entry record of conditions

· Preparation, submission and negotiation of compensation claims

· Reinstatement negotiations
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Agri Business and Subsidies

Our team of experienced professionals have a broad range of skills to help you develop your farming business and ensure compliance with the latest regulations, our experienced professionals have a detailed knowledge of the complete range of subsidy schemes available.

· Management of contract farming arrangements

· Farm business tenancy / contract farming tenders

· Grazing licence, headage and short term licences

· Grant and subsidy advice for Countryside Stewardship, Sustainable Farming Incentive and Hedgerow and boundaries grants

· Assistance and completion of the applications and submission of annual claim forms.

· Environmental land management scheme advice and applications

· Farm diversification advice and feasibility studies

User Guide

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All About Us...

Introduction

Our Team at Armitstead Barnett are dedicated to providing a professional and high level of service in what ever we do. As Chartered Surveyors and Estate Agents we have a range of experts within our team who are well placed to provide the right advice for you and your property. We cover a vast area throughout the North West from our four offices in Lancashire, Cumbria, Ribble Valley and South Lancashire.

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Emma Hodkinson - Partner

Role: I lead the Agency for our Cumbria Office covering sales and lettings throughout the South Lakes and Lune Valley as well as overseeing the Office. Having worked in the property sector for the last 16 years I specialise in rural and high end property sales.

Background: Coming from a rural background, I chose a career in Rural Surveying and completed my Rural Enterprise and Land Management Honours degree at Harper Adams University. I joined AB on my placement year and returned as a graduate surveyor before progressing my career with AB becoming a Partner in 2020. Having worked in all aspects of the business I am proud to work with such a great team.
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Paul Dennis - Partner

Role I deal with all matters pertaining to rural properties including sales and valuations, landlord and tenant issues and most especially compensation with highways, railways and utility companies. This latter specialism has in recent years led to dealing with telecommunications masts under the new legislation together with alternative land uses including wind and solar farms and battery storage.

Background I was raised at the foot of the Yorkshire Wolds in East Yorkshire. I am the son of an agricultural auctioneer and was brought up on a small holding where we farmed pigs and poultry together with smaller numbers of cattle and sheep. I attended Pocklington Grammar School before seeking my diploma in Rural Estate Management at the Royal Agricultural College in Cirencester. I qualified as a Chartered Surveyor in 1981, becoming a Fellow of the Institution in 1994. I also qualified as a full member of the Central Association of Agricultural Valuers in 1982 and have served as the president of the Lancashire branch and as an examiner for the National Association. After leaving college I trained initially with Wells Cundall of Malton before moving to Lacy Scott & Son at Bury St Edmunds in Suffolk after having qualified as a Chartered Surveyor. Upon leaving Suffolk I had short spells in North and West Yorkshire before joining Richard Turner & Son to head up their Kendal office in 1988. Since then I have worked in the South Lakes and North Lancashire regions and have accumulated a sound knowledge of the agricultural community within that area. I left Richard Turner to become a partner in Armitstead Barnett in 2023. I have in the past worked as a livestock auctioneer at markets in Bury St Edmunds and Huddersfield but principally at the weekly livestock sales at Gisburn and latterly at Bentham where I often assisted my brother Stephen at the busier sheep breeding sales in the autumn.
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Samuel Dennis - Assistant Surveyor

Role: I am an assistant Rural Surveyor based in our Cumbria office. I attended Harper Adams University and completed the Masters of Professional Studies post graduate Rural Estate and Land Management Course. My aim is to become a RICS and CAAV qualified Chartered Surveyor as soon as possible. My role includes a wide variety of professional work alongside assisting the senior surveyors in their day-to-day Agricultural and Residential matters. This can include Valuation, Stewardship and Grants advice, Agricultural Tenancy Matters, Compensation and Rural Property Sales.

Background: I grew up on a small holding just outside Bentham, North Yorkshire. My father, Stephen Dennis is a second-generation livestock auctioneer who heads up the auctioneering at Bentham Auction Mart. I have worked in and around the agricultural industry from a very young age. I have always enjoyed working and helping out on the farm with my parents and continue to do so as much as possible. After leaving college where I studied sports coaching, I realised that working in and supporting the agricultural industry was where my passions lay. I always enjoy visiting farms, meeting new clients and aiding in the continuation and development of local farm and rural businesses.
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Sophie Barker - Trainee Surveyor

Role: I am a Trainee Rural Surveyor based in our Cumbria office. Whilst working at Armitstead Barnett, I attend Harper Adams University for block release training studying Rural Enterprise and Land Management Honours Degree and I am currently in my 3rd year of a 5 year course. My aim is to become a RICS and CAAV qualified Chartered Surveyor on completion of my course. My role includes assisting the senior surveyors in their day-to-day role, providing me with a range of different areas of work regarding Agricultural and Residential matters. This can include Valuation, Stewardship advice, Agricultural Tenancy Matters, Compensation and Rural Property Sales.

Background: I grew up and currently live on a small holding on the outskirts of the village Cartmel. I have always had a rural life with involvement in agriculture, in particular sheep farming and have a special interest in the equestrian side, having ridden since a young age. I am also a member of Lowick Young Farmers Club. I have always wanted to work within the agricultural sector and therefore thought the Rural Surveyor role would be for me.
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Fiona Robinson - Agricultural/Environment Advisor

Role: Having an extensive background in rural agriculture and a passion for sustainable farming practices, I work as the Agricultural & Environment Advisor at the Cumbria office. With a wealth of knowledge and experience, and a strong record of working closely with farmers and rural communities, I advise on environmental schemes, grants and subsidies for the farming community.

Background: Having worked in private practise and the RPA for many years, I am ideally placed to give the latest in-depth advise in this ever increasingly important sector. I recently joined the team at Armitstead Barnett in October 2023.
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John Hughes - Consultant

Role: Having practiced for more than 40 years in North Lancashire and South Cumbria, I believe I have a sound knowledge of the people and the area. I am now a partner in Armitstead Barnett operating from the South Lakeland office at Kendal dealing with all matters relating to agricultural land and property, covering sales, valuations, landlord and tenant matters and negotiations with utility companies .

Background: I was born in Quernmore, a village some 3 miles East of Lancaster, on a mixed dairy and sheep farm. After attending the village school and later Lancaster Royal Grammar School, I took the position of 'Trainee Auctioneer' at Lancaster Farmers Auction Mart Co Ltd. I undertook a correspondence course with The University Of Estate Management at Reading and obtained the qualifications to become a 'Fellow Of The Institute Of Auctioneers And Appraisers In Scotland, with a degree in estate management ( FIA (Scot) Est ) in 1981 and later became a Fellow Of The Livestock Auctioneers Association.
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Rachael Wood - Property Advisor

Role: I work on the sales team as a Property Advisor. I liaise with clients from initial contact when putting a property on the market to arranging viewings to completion. I enjoy all parts of the job, everyday is different and very rewarding when you get to hand over the keys to the new owner.

Background: I am a dairy farmers daughter, born and bred near Gisburn where my family still farm, I made the move to Low Bentham just a few years ago. The rural life has always been apart of me and loved living on the farm. I studied at Clitheroe Royal Grammar School where I completed my A Levels before starting a career in the pharmaceutical industry. I worked for Dechra Pharmaceuticals for 7 years, taking a year out in-between to travel and work in Australia. I also briefly worked in the retail industry before joining the sales team at Armitstead Barnett in September 2018.
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Sara-Louise Butler - Property Advisor

Role: I work in the sales team as a Property Advisor, helping clients with their moving journey. I liaise with clients old and new through all aspects of buying and selling, and enjoy all parts of the job, however I love getting a sale to a completion.

Background: Born in Lancaster on the outskirts of the Lune Valley and falling in love with horses in my early teens, I attended Myerscough College in 2009 to study a National Diploma in Equine Sciences and Management. I started my career in estate agency in 2011 covering both Sales and Lettings. In 2017 I made the move to work in Sales and Marketing for Storth Machinery, expanding my knowledge of agriculture across the globe. After a year in the position, I returned to the property industry as a Sales and Lettings Valuer for a local firm of estate agents. After being on maternity leave in 2022, I felt it was time for a new challenge and joined the sales team at Armitstead Barnett, linking both my love of property and rural life.
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Emma Henderson - Property Advisor

Role: I work in the sales team in the Cumbria office as a Property Advisor. Within this role I liaise with clients from market appraisal, to going on the market, viewings, negotiating and sale progression. You never quite know what the day ahead will bring with the changes in the housing market! With an expanding area to cover from the Lune Valley, Lakes and the Dales there is never a "dull" day in the office.

Background: I was born on a sheep and beef farm high up in the hills of Dentdale. After completing my A-Levels at QES, I fell straight into the Estate Agency role covering the Yorkshire Dales from property valuing, viewings and negotiating offers through to completion. Within this time, I have also worked with the local Estate Office arranging grouse and pheasant shoots, accounting and farm tenancy management. After a move back nearer the family farm I now work for Armitstead Barnett in their Cumbria office. Outside of work I spend most of my time in the outdoors, whether helping on the farm or spending time with the family and our two Border Terriers.
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Grace Allan - Property Advisor

Role: I work in the sales team as a Property Advisor, liaising with clients old and new, from viewings and negotiating, through to completion. I enjoy all parts of the job as no two days are ever the same, however I love helping clients get to a completion.

Background: I grew up and live on a beef and sheep farm, in a small village near the market town of Kirkby Lonsdale. Once I'd completed further studies after leaving High School, I worked as a barista and decided I wanted to pursue a roll in a rural capacity. In 2023, I started my career in sales with Armitstead Barnett in their Cumbria office. In my spare time I am a member of Sedbergh young farmers, and enjoy partaking in rural pursuits, as well as helping on our family farm.
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Joanne Day - Administrator / Secretary

Role: I have been involved with many aspects of the business however my time is now spent working with the Rural Professional team at the Cumbria office on a wide range of rural property matters, plus dealing with day-to-day office admin that may arise.

Background: I was born in Manchester where I lived until I was 18, when I left to study Creative Arts at Manchester Metropolitan University. After completing my degree I travelled around Australia for 12 months. After returning to the UK I secured my first Personal Assistant position working for the MD / Operations director of Richer Sounds, the electronics and hi-fi retailer, where I stayed for 11 years. I then moved to Adelphi Real World, a Pharmaceutical Market Research company based in Cheshire, where I worked as Personal Assistant to the Chairperson. My love of the outdoors brought me to Kendal and to Armitstead Barnett, where I have worked since the Cumbria office opened in 2016.
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Karen Dixon - Administrator / Secretary

Role: I provide admin and secretarial support to the Rural Professional team at the Cumbria office on a wide range of rural property matters.

Background: I was born and raised in Kendal and have worked for various local firms including solicitors, stockbrokers, quantity surveyors and more recently chartered surveyors and estate/land agents. I recently joined the team at Armitstead Barnett in October 2023.

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What our Clients say....

Introduction

We pride ourselves in providing the highest levels of service in all that we do and through all of our departments Don't just take our word for it - here's just a few words from some of our happy clients...

Testimonials from Sellers

Seller Testimonial

Excellent service.

Excellent service. This was a tricky transaction but dealt with calmly and professionally. Thank you.
Seller Testimonial

Very professional team.

The Cumbria office is a very competent and well managed team. I had never any concerns that they would not be able to solve any issues. So nice to deal with a very professional team.
Seller Testimonial

A smooth proces.

A smooth process getting the house listed and interested parties to view. Good at collating feedback and getting the most from potential purchasers. Kept us informed as things moved along to completion which very useful.
Seller Testimonial

Guided step by step.

I cannot praise Emma and her team enough for guiding us through the sad sale of our family home. From the very first visit we were guided step by step through the whole process, every question we had was answered no bother, and Emma was always at the end of the phone supporting us through. The sales brochure and promotion was first class. Having dealt with other agents in our next house purchase we appreciated how very lucky we were to have Armistead Barnett handling everything for us Thank you everyone!
Seller Testimonial

An Agent who cares.

Great service from an Agent who cares about your property and finding the right buyer for the property

Testimonials from Buyers

Buyer Testimonial

Excellent service from AB!

Excellent service from AB! Friendly staff and very quick to respond to any issues. Would highly recommend
Buyer Testimonial

Wouldn't hesitate to recommend them.

I was really impressed with the level of service recieved throughout the process of buying my property from first viewing right through to completion. Everyone was really helpful and kept me informed at every step. I wouldn't hesitate to recommend them to anyone thinking of selling or buying a property
Buyer Testimonial

Extremely efficient.

Extremely efficient and speedy service.
Buyer Testimonial

Very smooth purchase.

Very smooth purchase. Good communication throughout. Freindly helpful team

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The content on this Microsite has been uploaded by Armitstead Barnett, Cumbria. Rightmove Group Limited makes no warranty as to the accuracy or completeness of the content, any queries should be sent directly to Armitstead Barnett, Cumbria. Where properties are displayed on a page, this comprises a property advertisement. Rightmove Group Limited who operate the website Rightmove.co.uk makes no warranty as to the accuracy or completeness of the advertisement or any linked or associated information, and Rightmove has no control over the content. These property advertisements do not constitute property particulars. The information is provided and maintained by Armitstead Barnett, Cumbria. Please contact the agent directly to obtain any information which may be available under the terms of The Energy Performance of Buildings (Certificates and Inspections) (England and Wales) Regulations 2007 or the Home Report if in relation to a residential property in Scotland and if you have any query over the content.

*Guide Price: An indication of a seller's minimum expectation at auction and given as a “Guide Price” or a range of “Guide Prices”. This is not necessarily the figure a property will sell for and is subject to change prior to the auction.

Reserve Price: Each auction property will be subject to a “Reserve Price” below which the property cannot be sold at auction. Normally the “Reserve Price” will be set within the range of “Guide Prices” or no more than 10% above a single “Guide Price.”

Auction Fees: The purchase of this property may include associated fees not listed here, as it is to be sold via auction. To find out more about the fees associated with this property please call Armitstead Barnett, Cumbria on +441539751993.

Armitstead Barnett, Cumbria

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