West Wolf Hills Farm, Coanwood, Haltwhistle, Northumberland, NE49

West Wolf Hills Farm is an accessible and compact rural property. Comprising of a three bedroom farmhouse, a useful farm steading and circa 12.57 acres (5.05 hectares) of land. The property is ideally sized for a small holding and/or equine use, with potential for development opportunities.

LOCATION
West Wolf Hills Farm is located in the county of Northumberland. Situated within an Area of Outstanding Natural Beauty, the property lies approximately 6 miles south of Haltwhistle and 16 miles west of Hexham.

Haltwhistle is a busy market town with local shops and a supermarket. In addition, there are numerous pubs, hotels, leisure facilities and professional services. Healthcare is provided via a doctor’s surgery and a hospital, with education being available in the form of primary and secondary schooling. Public transport links are available via train and bus services. The town lies adjacent to the main A69 trunk road; the property is 4.5 miles from the A69.

The availability of such excellent transport links ensures that the major cities of Carlisle (25 miles to the west) and Newcastle (40 miles to the east) are all within easy commuting reach.

DESCRIPTION
West Wolf Hills Farm is an ideal small holding and represents an opportunity to acquire a well-presented farmhouse, with a useful array of buildings and a convenient amount of land. Situated within the North Pennines Area of Outstanding Natural Beauty, the property benefits from the peace and quiet that such a location offers, whilst still being accessible to major towns and cities.

The Farmhouse
West Wolf Hills Farmhouse is a three-bedroom house that has recently been refurbished and accordingly is in excelllent condition. The property benefits from a south facing aspect with views over the surrounding moorland and has a generous lawned garden to its front. The property is constructed of traditional Northumbrian stone and is under a slate roof. Externally the house is part rendered which serves as excellent weatherproofing.

Internally and on the ground floor the house comprises of an entrance porch, a utility room which includes a WC, a modern fitted kitchen and a large living room. The modern kitchen benefits from wooden wall and floor units, wooden worktops and Belfast sink. Additionally, there is an electric cooker which includes an oven and four hobs. The living room is well proportioned and spacious with room for both a dining table and ample space for relaxing. The garden is directly accessible from the living room.

On the first floor there are three double bedrooms and a family bathroom which includes both a bath and a free-standing shower.

The farmhouse benefits from double glazing throughout, and is served by mains water, mains electric and private drainage to a septic tank. The house is heated via an oil fired central heating system.

Externally the farmhouse benefits from ample parking to the rear and a lawned south facing garden to the front, on which is a comfortable summerhouse.

Adjacent to farmhouse there is a well-maintained stone- built outhouse. Currently this is used for storage of general household goods and a freezer however (subject to necessary consents) it would readily convert to further accommodation be it an office or a standalone bedroom/annex.

The Steading
The property benefits from a large farm steading on which sits one large agricultural building with two lean- to buildings attached and one further building adjacent. The buildings are primarily steel framed and under tin sheet roofs. The sides of thebuildings are constructed of both block and traditional stone. Primarily the buildings sit on concrete floors with a concrete yard also to the front of the main building. The buildings are currently used for storage and animal housing. Such is the size of the steading, its ease of access and the nature of the buildings, there is significant potential for the steading and the buildings to be utilised in different ways. The buildings could readily be used for equine purposes with American style loose boxes fitted within. Other than and/or in addition, to any equine/animal housing there are obvious opportunities for storage, commercial and/or workshop uses, whilst the existing footprints of the buildings could also lead to diversification/development possibilities, subject to the obtaining the necessary consents.

The location of the property, being within easy reach of attractions such as the Roman Wall, the Lake District, the east and west coast, and the Scottish borders, ensures there is a ready footfall of people for any diversification opportunities to capitalise on.

The Land
In additional to the steading there is approximately 11.78 acres of grazing land, which is split into two fields, one of which is a 1.47 acre paddock and the other being approximately 10.31 acres. The land is permanent pasture, it is directly accessible from the steading and in the main is flat. The land is ideal, both in amount and nature; it provides the essential basis for any smallholding/equine property.

The larger field is cut annually for hay and would do so again to ensure that any livestock enterprise from the property could be self-sufficient for fodder. Equally it could also be split to ensure manageable paddock grazing if required.

An additional 12.41 acres could be available by separate negotiation. However, if the sale proceeds as advertised a fence between points A and B on the plan will be erected by the vendors within four weeks of completion.

DIRECTIONS
Turn right off the A69 at Haltwhistle, signposted Plenmeller/Whitfield. Pass through the hamlet of Plenmeller and over Plenmeller common. Head due south until you reach a T Junction. At this point turn right, and West Wolf Hills the second property on the right hand side.
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SERVICES
The farmhouse is currently served by mains water, mains electricity and private drainage via a septic tank. The land and steading are served by a private water supply.

COUNCIL TAX
West Wolf Hills Farmhouse - Band B.

EPC RATING
E Rating

EASEMENTS, WAYLEAVES AND THIRD PARTY RIGHTS
The land is sold subject to and with the benefit of all rights of way, water, drainage, water courses, light and other easements, quasi or reputed easements and rights of adjoining owners (if any) affecting the same and all matters registerable by any competent authority pursuant to statute.

ANTI MONEY LAUNDERING REGULATIONS
The purchaser will be required to provide proof of identification to comply with Money Laundering Regulations in the form of a copy of the Purchasers’ passport, together with a copy of the Purchasers’ driving license or a recent utility bill as proof of residence.

ENVIRONMENTAL SCHEMES
The land is part of a wider Higher Level Stewardship Agreement and also the Sustainable Farming Incentive, both of which allow for an early exit in part and on completion of a sale, the schemes will be removed as appropriate.

TENURE
Freehold with vacant possession on completion.

MINERAL/SPORTING RIGHTS
These are not included in the sale having been retained by a previous owner.

DESIGNATIONS
The property in its entirety is within the North Pennines Area of Outstanding Natural Beauty. The land is classified as being Severely Disadvantaged.

METHOD OF SALE
The Property is offered for sale initially by Private Treaty and as a whole. The vendor reserves the right to conclude the sale as they wish.

In any event all interested parties should register their interest with the joint selling agents to be kept informed as to how the sale may be concluded.

VIEWINGS
The property is currently occupied. Viewings should not be unaccompanied and are by appointment only. Arrangements can be made by contacting youngsRPS, Hexham on or via email to: harry.