Farm for sale

FARMHOUSE, COTTAGE, FARMBUILDINGS AND LAND AVAILABLE AS A WHOLE OR IN 2 LOTS A versatile residential small holding located on the edge of Ebberston village. The property comprises an excellent four bedroom barn conversion with outbuildings, a two bedroom cottage, a range of farm buildings and approximately 14.78 acres of land. For sale by Private Treaty as a whole or in two lots.

Introduction

Brook Farm includes an attractive stone built barn conversion with four bedrooms, a separate cottage with two bedrooms ideally suited as a holiday cottage, residential let or for a family dependant. In addition there is a range of general purpose buildings and versatile farmland extending to 14.78 acres.
The main residence and cottage have been converted to a high standard, providing an excellent standard of family accommodation with income earning potential. The farm buildings are currently used for general storage and livestock housing, but may be suitable for alternative uses (subject to the necessary consents).
The land consists of two well fenced and productive fields extending to approximately 14.78 acres currently used as grass paddocks. Part of the land was previously included in an arable rotation and offers the opportunity to operate a diverse smallholding.

Location

Brook Farm is located at the northern end of the quaint village of Ebberston, within the Vale of Pickering and close to the North York Moors National Park and Dalby Forest visitor area. Access to the property is gained via 'Back Lane', which connects to the A170, leading between Pickering and Scarborough.
Pickering provides an excellent range of local facilities, with the larger towns of Malton and Scarborough, together with the City of York, all within a comfortable travelling distance.

Main Residence

Constructed of stone with a tile roof and double glazed windows, the farmhouse consists of an attractive barn conversion with period features, completed in 1987/88. The property faces on to 'Back Lane' leading through the village, at the opposite side of the road to the farm buildings and comprises:

Ground Floor

Entrance Porch

Open entrance porch with tiled floor, leading to:

Utility

2.93m x 2.59m (9'7 x 8'6 )

Modern range of base and wall units with sink unit and connection points for a washer and dryer. Tiled floor and access to the first floor storage area above the garage.

Rear Hallway

2.56m x 1.54m (8'5 x 5'1 )

Glazed entrance door, tiled floor, radiator and doors to:

Cloakroom

1.51m x 1.46m (4'11 x 4'9 )

Kitchen

3.73m x 3.42m (12'3 x 11'3 )

Plus (2.78m x 2.71m)
Excellent dining kitchen with fitted range of hand made oak base and wall units including a plate rack, granite worktops, ceramic sink and draining board with brass mixer tap. 'Rangemaster Leisure 110' electric stove with two ovens, grill, griddle, hob and hot plate. Radiator, TV connection, ceiling spot lights and a tiled floor.

Entrance Hall

Beamed ceiling, radiator, stairs to the first floor and an under-stairs cupboard.

Dining Room

4.27m x 3.37m (14'0 x 11'1 )

Beamed ceiling and radiator.

Lounge

6.15m x 4.70m (20'2 x 15'5 )

Plus (2.65m x 1.42m)
Stone fireplace with 'Franco Belge' multi-fuel stove and a slate hearth. Beamed ceiling, radiators and TV point.

First Floor

Landing

7.95m x 0.96m (26'1 x 3'2 )

Plus (3.14m x 2.14m incl. Stairs)
Galleried landing, radiator and loft access.

Airing Cupboard

1.98m x 1.00m (6'6 x 3'3 )

Walk-in airing cupboard with fitted shelves and insulated hot water tank

Master Bedroom

4.04m x 3.83m (13'3 x 12'7 )

Plus 2.71m x 2.09m.
Double room with radiator.

En-Suite Bathroom

2.20m x 1.99m (7'3 x 6'6 )

Cream suite including pedestal hand wash basin, low level WC and double shower cubicle with 'Mira' shower unit. Partially tiled walls, shaver point and radiator.

Bedroom Two

3.54m x 3.13m (11'7 x 10'3 )

Single room with radiator.

House Bathroom

2.97m x 2.03m (9'9 x 6'8 )

Panelled bath with chrome mixer taps, pedestal hand wash basin, low level WC and radiator.

Bedroom Three

5.56m x 3.13m (18'3 x 10'3 )

Double room with radiator.

Bedroom Four

3.88m x 3.07m (12'9 x 10'1 )

Double room with radiator and built in storage cupboard.

En-Suite Bathroom

2.06m x 1.66m (6'9 x 5'5 )

Panelled bath, pedestal hand wash basin, low level WC and radiator.

Garage

5.89m x 4.87m (19'4 x 16'0 )

Stone built double garage with a first floor loft area (8.59m x 2.30m at 1.30m above floor level). The garage incorporates the utility room and entrance porch and the loft area has been boarded out to use it for storage.
The garage building has permission to incorporate it into the farmhouse accommodation and could be adapted for use as a playroom, drawing room and/or an office. The farmhouse and cottage overlook a shared courtyard used for parking and providing access to the garage with a walled patio area and small area of lawn.

Garden

The garden to the property adjoins the southern elevation of the farmhouse and is accessed via an arched passageway leading from the courtyard. The garden area is enclosed by a traditional stone boundary wall with a main area of lawn surrounded by established flowerbeds. Adjoining the eastern elevation of the farmhouse is an area of lawn separating the property from the 'Back Lane'.

The Cottage

The cottage is self contained and detached from the farmhouse. The property was previously let on an Assured Short-hold Tenancy agreement producing a useful income and is ideally suited for a member of the family, as a residential letting unit or holiday cottage.
The cottage is constructed of stone and has been converted out of the traditional range of buildings with a tile roof and double glazed windows, providing a good standard of accommodation. Planning permission for the cottage was granted subject to the property being retained with the farmhouse and preventing it from being sold off separately. The cottage comprises:

Entrance Hall

Tiled floor with radiator leading to:

Utility Room

2.60m x 1.80m (8'6 x 5'11 )

Tiled floor with oil fired heating boiler, storage area.

Kitchen

4.20m x 3.20m (13'9 x 10'6 )

Fitted with a range of modern base and wall units and retaining the original beams as a feature.

Living Room

4.50m max x 4.20m (14'9 max x 13'9 )

Full height vaulted ceiling with exposed ceiling beams, stone fireplace and a large feature window.

An inner hallway with airing cupboard housing the hot water cylinder, leads from the kitchen to:

Bathroom

3.10m x 1.80m (10'2 x 5'11 )

Corner bath, pedestal hand wash basin and a low level WC, with tiled walls and floor.

Bedroom One

4.20m x 3.70m (13'9 x 12'2 )

Master bedroom with radiator.

Bedroom Two

3.10m x 2.80m (10'2 x 9'2 )

Single room with radiator.

Farm Buildings & Farmyard

The farm buildings in Lot 2 are located at the opposite side of the road (Back Lane) to the farmhouse and cottage (Lot 1), with a main access leading into a hardcore yard area, together with a secondary access leading to a small paddock which also connects into the farmland. The buildings comprise:

General Purpose Store

16.00m x 11.58m (52'6 x 38'0 )

Four bay steel portal framed building (clear span) enclosed by concrete block perimeter walls with Yorkshire boarding above and asbestos roof cladding. Concrete floor and internal secure workshop/store.

Stone Building

10.56m x 2.56m (34'8 x 8'5 )

Adjoining the northern end of the General Purpose building is a single storey stone building with a tile roof, which connects internally to the workshop/lockable store.

Dutch Barn & Lean To

22.75m x 17.95m (74'8 x 58'11 )

Steel framed dutch barn with five bays and a full length lean-to along one side. The building is currently used for livestock housing with the sides enclosed by concrete block walls, steel panels and box profile sheeting with asbestos side and roof cladding. External bunded diesel tank.
The main section and full length lean-to have a concrete floor and part of the building has been divided into three boxes with concrete block walls.

Lean To

18.24m x 7.72m (59'10 x 25'4 )

Between the dutch barn and the general purpose store is a four bay mono-pitch lean-to with a steel frame and a hardcore floor. This building is enclosed at one end by concrete block walls with asbestos roof cladding. Adjoining the western side of this building and the general purpose store is an access passageway/livestock handling race.

Farmyard

To the south of the farm buildings is a hardcore yard area is screened by a mature shelterbelt and includes an attractive pond on the southern boundary.

The Land

The land extends to 14.78 acres, is classified as mainly Grade 3 and currently divided into two grass paddocks which are well fenced.
None of the land has been used recently to grow root crops, although potatoes have previously been grown on part of the holding. Access to the land can be gained via a hardcore track leading from the farmyard.
Access can also be gained from the A170.

Single Payment Scheme

The land has been registered under the Single Payment Scheme and is used to activate Single Payment Entitlements, which are available to purchase separately, if required.

Ingoing & Holdover

The purchaser(s) will be required to pay for any growing crops on the holding to include the cost of seeds, fertiliser, sprays, cultivations and any acts of husbandry, together with enhancement.

General Remarks

AND STIPULATIONS

Method Of Sale

The property is offered for sale by private treaty as a whole or in two lots. The vendors reserve the right to conclude the sale by any other method at their discretion.
Lot 1 includes the farmhouse and cottage and has a guide price of £565,000.
Lot 2 includes the farmbuildings and 14.78 acres and has a guide price of offers in excess of £230,000.

Tenure

The property is for sale freehold with vacant possession to be provided upon completion.

Sporting & Mineral Rights

The sporting and mineral rights are included in the sale, in so far as they are owned with the freehold.

Services

The main residence, annexe and buildings are connected to mains electric (single phase), water and drainage. The farmhouse and cottage both have oil central heating. None of the services or installations have been tested.

Council Tax & Outgoings

Council Tax is payable to the Ryedale District Council. The farmhouse is classified within Band 'F' and the cottage is classified within band 'B'.

Rights Of Way Etc

The property is sold with the benefit of all granted rights of way, water, support, drainage, electricity supplies, lights or other easements or quasi-easements and restrictive covenants and all existing or proposed wayleaves or electricity, drainage, water, gas and other pipes whether shown on the plan or indicated in these particulars or not and without any obligations to define the same respectively.
The land is not crossed by any public or private rights of way.

Fixtures & Fittings

All fixtures and fittings are expressly excluded from the sale unless specifically referred to in these particulars of sale. Please note that all feed troughs, gates, the plastic water tank in the farmyard and the oak wall mounted display cabinet in the farmhouse kitchen are specifically excluded from the sale

Vat

In the event that the sale of the property or any part of it or any right attached to it becomes chargeable for the purposes of VAT, such tax will be payable in addition to the purchase price.

Planning

Ryedale District Council granted permission on the 26th February 2008 for a new general purpose building measuring 24.56m x 18.29m with an eaves height of 5.91m to be constructed in the farmyard (Lot 2). Further details can be provided upon request.
Lot 2 is located on the edge of Ebberston village and may have potential in the long term for a change of use or development, subject to obtaining consent. Representations have been made to Ryedale District Council for part of the land included within Lot 2 to be considered for development within the forthcoming Local Development Framework and a decision is awaited.
When permission was originally granted for the conversion of the farmhouse, the approval included the conversion of the garage range also and copies of the approved plans are available.

Uplift Provision

Lot 2 is offered for sale subject to an Uplift provision from which the vendors receive 50% of any uplift in value if planning permission is granted for a change of use on either the land or buildings, within the next 30 years.

Plans, Areas & Schedules

The plan provided in the sales particulars and area stated are subject to verification with the Title Deeds.

Contaminated Land

The vendor is not aware of any land having been filled with any contaminated matter referred to in the Environmental Protection Act 1990. The vendor does not give any guarantee or guarantees in this respect and advises the purchaser(s) to make such enquiries and investigations, which may be necessary to satisfy themselves that none of the land is so filled.

Viewing

Strictly by appointment through Dee Atkinson and Harrison - 01377 253151.

Connected Persons

Please note that the vendors of this property are related to a Partner of Dee Atkinson and Harrison.

Further Information

For further information please contact Oliver Stones on Tel: 01377 253151

Floorplan

Farmhouse - Ground floor

Floorplan

Farmhouse - First floor

Floorplan

Cottage.

Location Plan

Energy Performance Certificates

The full documents regarding the energy performance of this property and The Cottage are available for inspection at the Sole Agents Driffield Office. Please ask if you require to see the document.

Disclaimer: Dee Atkinson & Harrison for themselves and for the vendors or lessors of this property, whose Agents they are, give notice that these particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a Contract. No person in the employment of Dee Atkinson & Harrison has any authority to make any representation or warranty whatever in relation to this property.