6 bedroom house for saleParracombe, Barnstaple, Devon, EX31
Sold STC £1,955,000
A most attractive Residential and Commercial Livestock Holding enjoying a superb rural position on the western edge of the Exmoor National Park.
Traditional Grade II listed farmhouse with adjoining cottage. Superb farmyard style arrangement of traditional stone barns and further adaptable modern farm buildings. Surrounding productive agricultural land and amenity woodland, the whole affording considerable agricultural, residential and amenity appeal. (Epc's=D+D)
In all about 221.36 Acres (89.58 Hectares).
For sale by private treaty as a whole or in up to 3 lots as follows:-
Lot 1: Farmhouse, cottage, traditional and modern farm buildings, pasture and woodland, extending in total to about 168.40 Acres - Guide Price £1,650,000
Lot 2: Pasture and woodland extending to about 32.66 Acres - Guide Price £175,000
Lot 3: Pasture land extending to about 20.30 Acres - Guide Price £130,000
West Middleton Farm represents a most attractive and beautifully situated residential holding centred upon a traditional Grade II listed detached farmhouse with an adjoining cottage, both parts displaying many period features and affording versatile family accommodation. There may be scope to amalgamate the house and cottage into one dwelling, as well as for further enlargement into the adjoining former traditional outbuilding, subject to obtaining any necessary planning and listed building consent. The potential undoubtedly exists to create a stunning country residence in an outstanding rural setting.
The property benefits from an extensive farmyard style arrangement of traditional farm buildings which may offer the potential, subject to the appropriate planning consent, for conversion to annexes, holiday cottages, offices, studios, stables or other ancillary uses. A further range of modern farm buildings have been designed primarily for the housing and rearing of livestock, although these may also be adaptable to a variety of alternative enterprises.
Currently operating as a commercial dairy unit, the holding is well suited to livestock breeding and rearing, the farmstead conveniently situated within its own land, primarily comprising productive pasture which is in exceptional heart offering excellent mowing and grazing. West Middleton as a whole may be well suited to a range of agricultural, equestrian, conservation or other amenity uses, extending in total to about 221.36 Acres (89.58 Ha).
West Middleton is found on the western periphery of the Exmoor National Park within its 267 square miles of beautiful protected landscape, occupying an outstanding rural position conveniently situated within its own land at the end of a long private entrance drive, enjoying an exceptional setting on a south westerly facing hillside with superb views over the surrounding countryside.
The nearby favoured village of Parracombe affords a thriving local community providing a primary school, general store/post office, public house and parish church. Despite its peaceful and secluded rural position West Middleton Farm still enjoys easy access to the surrounding districts and further afield with the larger towns of Barnstaple and South Molton providing an extensive range of every day shopping, banking, recreational and educational facilities. From both of these towns the A361 North Devon link road provides easy access to Tiverton and the M5 motorway (Junction 27). Mainline intercity rail links are available at Tiverton Parkway (London, Paddington approx. 2 hours) with international airports at Exeter and Bristol.
The Exmoor National Park offers beautiful moorland scenery with many foot and bridle paths and the stunning North Devon coastline with its popular resorts of Lynton, Lynmouth, Combe Martin and Ilfracombe. The property is surrounded by picturesque North Devon countryside which provides unsurpassed riding and is renowned for its recreational and sporting opportunities, boasting some of the finest hunting, fishing and shooting in the country.
Situated to the front of the farmhouse is a very pretty formal garden enclosed within stone walls, with paved pathways flanked by lawned areas with flower and shrub borders. To the rear is a beautiful large landscaped garden laid mainly to lawn with well stocked flower and shrub beds and borders, containing a number of ornamental trees, with a further upper lawned garden with a copper beech hedge and gate out onto the adjoining land.
Adjoining the cottage is a stone and slate roofed two storey Traditional Range containing a store on the ground floor with external stone steps leading to a large loft over divided into three inter-connecting areas. This part may have potential to create additional accommodation, subject to any planning/listed building consent. Further, adjoining the above is a stone and fibre cement roofed range of Calf Pens divided into four stalls, with a timber and slate roofed Dog Kennel.
Situated to the front of the cottage is a part cobbled courtyard area with a gate leading out to the main yard, whilst to the rear is a lawned garden with shrub borders enclosed by timber post and rail fencing. Further recently established Orchard and fenced Vegetable Garden.
Measurements & other information
All measurements are approximate. The field numbers and areas shown on the attached plan are based on the Ordnance Survey and are for identification purposes only. They do not necessarily correspond either with the National Grid plan numbers or with those to be produced on the Rural Land Register. Whilst we endeavour to make our sales particulars as accurate and reliable as possible, if there are any point which is of particular importance to you please contact the office, especially if you are contemplating travelling some distance to view the property. We have not tested any of the equipment, appliances, central heating or services.
All persons wishing to view the property do so entirely at their own risk. Neither the Vendors or their Agents will be held liable for any damage or injury that may occur when interested parties are visiting the property. Greenslade Taylor Hunt for themselves and for the Vendors of the property whose agents they are give notice that:- - these particulars are set out as a general outline only for the guidance of intending purchasers and do not constitute, nor constitute part of, an offer or contract. Prospective purchasers should seek their own professional advice. - all descriptions, dimensions, areas, reference to condition, necessary permissions for use and occupation, and all other details are given in good faith and are believed to be correct. Any intending purchasers should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them. - no responsibility can be accepted for (truncated)
Rights of Way, Easements, Wayleaves etc
A public footpath crosses the property. The property is offered for sale subject to and with the benefit of all matters contained in or referred to in the property charges register of the registered title together with all public and private rights of way, wayleaves, easements and other rights of way whether these are specifically referred to or not.
Town & Country Planning
The current use of the farm buildings is agricultural although there may be scope for prospective purchasers to consider alternative uses within the farm buildings, subject to obtaining the necessary planning consent from Exmoor National Park Authority.
Fixtures and Fittings
All fixtures and fittings, unless specifically referred to within these sale particulars are otherwise expressly excluded from the sale of the freehold and will be removed by the vendors or their agents prior to completion.
Basic Payment Scheme
Basic payment entitlements for the relevant area of land will be included in the sale. The Vendors agree to use their best endeavours to transfer the entitlements to the Purchaser(s) subject to receiving written instructions. On request of this transfer the Purchaser(s) will be responsible for the Vendors Agents reasonable costs incurred in completing the relevant transfer documents.
The land has been entered into a 5 year Environmental Stewardship agreement (Agreement No. AG00456492) with Natural England which commenced on the 1st May 2013. The land currently receives payments under the Uplands Entry Level Stewardship scheme. Prospective purchasers should satisfy themselves as to the contents and obligations of the above agreement and will covenant to farm in accordance with the management prescriptions. Copies of the Environmental Stewardship agreement are available from the agents upon request.
The hunting and shooting rights across the property are understood to be in hand and will be included in the freehold sale.
In addition to the purchase price for the property, the Purchaser(s) may be required to take over and pay for the items detailed below by way of an ingoing valuation:- Any bagged or wrapped silage, hay and straw at market value. Clamped silage at consuming value. Any consumable stores, fertilisers, fuel, oils and other stores at cost price. The valuation will be carried out by the Vendors Agents whose decision shall be final and binding on behalf of the Vendors and Purchaser(s). All valuation monies shall be liable at the time of completion, together with the Valuers fees and expenses which will be borne equally by the parties. Any unpaid sums following completion shall incur interest at the contract rate until settled. The Purchaser(s) will have the option to appoint their own Valuer. This option shall be exercised on the signing of the sale contract. In the event of such an option being exercised and in the event of the Valuers failing to agree the valuation by (truncated)
Devon County Council, County Hall, Topsham Road, Exeter, Devon EX2 4QD. Tel: 0845 155 1015. Exmoor National Park Authority, Exmoor House, Dulverton, Somerset, TA22 9HL. Tel: 01398 323665. North Devon Council, Lynton House, Commercial Road, Barnstaple, Devon EX31 1DG. Tel: 01271 327711.
Mains electricity connected to the farmhouse, cottage and principle farm buildings. Private water supply to the farmhouse, cottage, farm buildings and troughs upon the majority of the land. Drainage of farmhouse and cottage to a shared private system. In the event of the property being sold in lots adequate provision will need to be made for appropriate easements and rights for services.
These are believed to comprise of local Council Tax, on the farmhouse (Band D) and the cottage (Band D), together with the usual service and environmental charges where applicable.
Situated to the front of the farmhouse is a very pretty formal garden enclosed within stone walls, with paved pathways flanked by lawned areas with flower and shrub borders. To the rear is a beautiful large landscaped garden laid mainly to lawn with well stocked flower and shrub beds and borders, containing a number of ornamental trees, with a further upper lawned garden with a copper beech hedge and gate out onto the adjoining land. Adjoining the cottage is a stone and slate roofed two storey Traditional Range containing a store on the ground floor with external stone steps leading to a large loft over divided into three inter-connecting areas. This part may have potential to create additional accommodation, subject to any planning/listed building consent. Further, adjoining the above is a stone and fibre cement roofed range of Calf Pens divided into four stalls, with a timber and slate roofed Dog Kennel. Situated to the front of the cottage is a part cobbled courtyar (truncated)
The farmstead is conveniently situated within its own superb block of agricultural land, which is principally contained within a ring fence comprising extremely productive permanent pastures and leys, which have historically been used in part for arable cropping. Enjoying a predominantly south westerly aspect and divided into a number of convenient enclosures, much of the land benefits from road or hard track access, with trough and natural watering available to the majority of fields. An attractive parcel of mixed deciduous woodland is situated on the western periphery of the farm. West Middleton Farm is undoubtedly a holding which offers exceptional agricultural productivity whilst also affording considerable residential and amenity appeal. In total Lot 1 extends to about 168.40 Acres.
Pasture and Woodland Land extending to about 32.66 Acres
Pasture Land extending to about 20.30 Acres
This is another exceptionally attractive and versatile block of productive pasture land divided into three convenient enclosures enjoying a gently sloping southerly aspect with gated access to each field from the hard track adjoining the southern boundary. In total, Lot 3 extends to about 20.30 Acres (8.22 Ha) as shown shaded blue on the identification plan.
Tenure and Possession
The property is of freehold tenure with the benefit of vacant possession of all parts, subject to any rights of holdover which may be required, depending upon the date of completion.
The Farm Buildings
These comprise an extensive range of traditional and modern construction which may be briefly described as follows:- Traditional Barn beneath a gi roof containing two loose boxes, a calves house and young stock house with loft over and adjoining single storey Store Shed. This building was refurbished under the provisions of an ESA grant scheme in approx. 2006. Situated on the opposite side of the main yard is a further large stone and gi roofed Traditional Barn, overall approx. 95'7" x 20'4" (approx. 29.15m x 6.20m), currently used as a sheep handling area with opposing double timber doors and lean-to Running Out Yard and Car Port adjoining. Further adjoining block and fibre cement roofed Workshop. Also contained within this traditional barn is a Former Shippon, now used for calf housing, and a large loft area extending over further Calf Pens with two brick arched openings. Four bay reinforced concrete framed and fibre cement roofed Atcost Building, 60' x 37' (18.29m (truncated)
containing a superb large inglenook fireplace with two original bread ovens in stone surround with beam over, inset with a wood burning stove on a raised brick hearth. Stairs to first floor with under stairs cupboard, exposed ceiling beams and night storage heater.
enjoying views over the farmhouse garden, with part with vaulted ceiling and roof light. Recess with built-in pine dresser style unit, access hatch to roof space, ceiling down lighters and fitted book shelves.
with built-in shelved cupboards.
with access hatch to roof space.
with night storage heater and door to...
also with night storage heater.
containing a built-in wardrobe and further Airing Cupboard containing the hot water cylinder complete with immersion heater.
comprising a panelled Jacuzzi style bath in tiled surround with shower unit over. Pedestal wash hand basin with tiled splash back. Heated towel rail, shaver socket, ceiling down lighters and wall mounted electric fan heater.
with close coupled WC.
Farmhouse, Cottage, Farm Buildings and Land extending to about 168.40 Acres
An attractive traditional Grade II listed farmhouse of stone and rendered elevations beneath a slate roof, believed to date in part from the 1600s with later additions and remodelling. Benefitting from oil-fired central heating and exhibiting many original and period features, the character accommodation is arranged over two floors as follows:
of double glazed construction set on a rendered plinth wall with double doors to outside.
recess with built-in cupboard and shelving over, under stairs cupboard and stairs rising to first floor.
containing a feature open fireplace in a stone surround, with slate hearth and fitted shelves to either side.
containing a large inglenook style fireplace in stone surround with bread oven recess and beam over, inset with a Villager wood burning stove on a slate tiled hearth. Shelved recess and part exposed ceiling beams.
Side Entrance Hall
with tiled floor.
West Middleton Cottage
Adjoining the farmhouse and of similar construction, this comprises a traditional cottage with accommodation arranged over two floors, as follows:-
enjoying lovely countryside views and containing a range of pine fronted base cupboard and drawer units with work surfaces over and further matching wall cupboards with under cupboard lighting. Inset 1½ bowl single drainer sink with mixer tap. Rayburn Royal oil fired stove for cooking and domestic hot water. Space and point for electric cooker. Part tiled walls, exposed ceiling joists, space and plumbing for dish washer and washing machine. Walk-in Larder Cupboard with fitted shelves. Part double glazed door to outside rear.
with tiled floor.
containing a feature fireplace style surround with tiled hearth (no chimney).
Side Entrance Porch
also with tiled floor and door to outside.
with stable door to outside.
Door to stone paved Cross Passage
with heavy oak studded door leading out to the Entrance Porch with slate-capped bench seats to either side.
with built-in shelved cupboard.
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