Willimoteswick Farm, Bardon Mill, Hexham, Northumberland, NE47

Willimoteswick is a unique offering to the market, offering an abundance of genuine opportunities. The farm is an exceptional example of a productive, fully equipped, ring fenced Northumberland holding, comprising of approximately 455 acres (184.51 ha) of land with an extensive array of modern and traditional buildings and two residential properties.

Furthermore, with the inclusion of Willimoteswick Castle, the property is stepped in history, notoriety and prestige, complemented by a circa 1.41 mile stretch of the South Tyne and ideal terrain/woodland for shooting. The property holds significant lifestyle, amenity and sporting appeal to complement its famed agricultural capabilities. A true one off.

LOT 1 (AS EDGED RED ON SALE PLAN) - GUIDE PRICE £3,750,000
Lot 1 comprises the farmhouse, No. 1 Farm Cottage, an extensive range of traditional and modern farm buildings, and approximately 455.92 acres (184.51 hectares) of land.
The land includes approximately:

• 163.08 acres (66.00 ha) of highly productive grassland, suitable for both mowing and grazing, with some parcels capable of arable cropping
• 230.64 acres (93.34 ha) of permanent pasture
• 43.60 acres (17.64 ha) of mature woodland
• The remainder consisting of river frontage, bankside amenity land, and the farm steading

Lot 1 presents an array of excellent opportunities, for an agricultural buyer, investor or lifestyle buyer seeking a well-established and productive commercial livestock unit. In addition, the multiple dwellings make it ideal for family occupation, staff housing, or potential rental income; whilst a versatile and high-quality landholding enhanced by the added benefit of productive fishing and excellent scope for shooting ensures the Lot has a wider appeal.

THE FARMHOUSE
Willimoteswick Farmhouse is a Grade II* listed building built from traditional stone and is under a slate roof which is understood to date back to the 16th Century, the property was largely rebuilt circa 1900 in Neo-Tudor style. However, the property retains many original historical features.

The spacious farmhouse offers well-proportioned and versatile accommodation. On the ground floor, there is a large hallway, fitted with a built-in pantry which compliments a modern and well-equipped kitchen featuring an oil-fired AGA that is sat in a large inglenook fireplace. There are two reception rooms on the ground floor that include a dining room and a sitting room, both of which have character in abundance. Further rooms on the ground floor include a utility room and a conservatory that leads out onto a lawned and well-maintained garden. The first-floor benefits from dual access, one large central staircase and one stone, which typifies the character of the house. The rooms on the first floor include four double bedrooms and one bathroom.

Externally, the farmhouse is complemented by lawned and well-maintained gardens. There is a large lawned garden to the west of the property, which historically was a lawned tennis court, and given its nature could readily be used as such again.

WILLIMOTESWICK FARM COTTAGE
Willimoteswick Farm Cottage adjoins the eastern end of the main farmhouse and was once part of it and could readily be again. Currently however it is a well presented character property that has been sympathetically renovated with the charming original features retained.

The ground floor comprises of an entrance hall with a utility and shower room attached. From the hall, there is access to a stunning and a well-appointed open plan kitchen that showcases many period details, to complement the modern nature that open plan living provides. Attached to the kitchen is a well-proportioned living room, ideal for relaxing, it opens out to a lawned garden and a glass veranda which frames a stone patio.

On the first floor there are three bedrooms and a bathroom.

Externally, the property enjoys a well-maintained lawned garden, a large summer house and a range of traditional stone-built outbuildings, perfect for storage whilst offering further potential for a variety of uses. There are solar panels on the roof of the outbuildings which more than subsidise the electricity use in the cottage via a feed in tariff.

THE STEADING
The farmstead at Willimoteswick is extensive and has an array of modern and traditional buildings. The traditional buildings are of stone construction and in the main are under slate roofs. They form an impressive courtyard to the two dwellings with entrance via the traditional arch within the former gate house. Currently they are in the main used for general storage and informal livestock housing and/or handling, however one building is a former butchery with a cool room within whilst another is used for dog grooming and dog “staycations” with excellent kennels and facilities as a result. The buildings are unique and in part are a scheduled monument, significant restoration works have recently been done via grant funding, with the consequence being reflected in their condition and stability.

The modern buildings provide excellent and extensive livestock housing and housing facilities. They are separate to that of the traditional buildings and dwellings, ensures a natural separation from the farming activities to the residential elements of the property. The main cattle shed, has an outdoor feeding area and sits on a concrete floor. In addition, there are two other excellent large buildings both of which are steel framed, they are ideal livestock buildings and would readily suit any such operation. Further buildings include an array of timber framed buildings that provide additional housing and storage opportunities. The steading at Willimoteswick has an abundance of concrete, it is well located with good access. It is centrally sited within the holding and provides an ideal base to serve the unit.

The buildings are detailed on a floor plan and within a schedule that on request can be provided.

THE LAND
Willimoteswick extends to approximately 463.26 acres (187.46 hectares), comprising predominantly productive agricultural land, alongside a proportion of woodland and the farm steading.

The farmland is in excellent heart, benefiting from consistent and careful management over the years, with regular applications of both organic and compound fertiliser applied which has ensured it remains highly productive and well-maintained. The land is capable of supporting a variety of enterprises. The Grade 2 land lies between the river and the steading is capable of supporting a high level of grassland production and arable rotations; it is currently in temporary grass and/or herbal leys, with root crops also utilised and is the heart of this mixed farm. The majority, of the remaining land is Grade 3 and is productive grazing and/or cropping land. There is a small section of Grade 4 land to the south of the farm, however this is equally good grazing land. It is of no surprise that with land of this type, that the farm can sustain the levels of stock it does and likewise can produce stock of such quality.

The land ranges in elevation from approximately 89 metres to 227 metres above sea level, offering a diverse topography. The land is well sheltered either by woodland or stone walls which form large parts of the farm’s boundaries. Aside from these the farm is well fenced. Capital grants have been well utilised to improve the boundaries.

The land benefits from excellent internal access with multiple hardcore tracks running through the holding and also benefits from either/or mains/natural water supplies.

The woodland parcels comprise of a mixture of both broadleaf and conifers, much of which is of an age to present commercial opportunities, and as such offers an additional and immediate income. Recent felling and restocking have been carried out in selected areas, with targeted thinning and maintenance programme implemented across other sections. These efforts contribute to long-term sustainability and potential eligibility for future woodland grants and carbon offset schemes.

SPORTING
Willimoteswick offers exceptional and varied topography, a stunning and accessible river and diverse and strategically well-located woodland. It is therefore a property that holds significant sporting appeal.

Willimoteswick is noted for it’s shoot and is more than capable of sustaining a full day. The woodlands are well placed for shooting, with the natural topography hugely assisting in this. Aside from the woods, there are 6 flight ponds on the property, which in conjunction with the river ensure a varied bag but also offering more informal and diverse shooting.

The nature of the land and its topography also presents opportunities for game crops, that not only will grow well, but can be easily managed and if located correctly will provide spectacular sport.

The fishing at Willimoteswick is famed and offers approximately 1.41 miles of one of the most sought after beats of the South Tyne. The property includes 6 named pools all of which are easily accessible both for access and casting. Of note are the Redburn, Pine Trees and Eland pools. These are described as the main holding pools and are split between two main runs being the upper and lower sits, which in turn run into the Sign Boards pool. The river is open; casting and wading can both be done with ease and the banks have been well maintained. There are spectacular views over the property itself and up and down the valley, all of which can be enjoyed amidst the calms of the water.

Currently the fishing is Let on annual licence with an income of £8,500 per annum, with two house rods retained. Decades of fish catch records have been provided and available on request. The 5 year average for salmon is 57 with sea trout being 30. The 10 year average is 55 and 26 respectively.

The sporting opportunities at Willimoteswick are diverse, they are located on a compact yet accessible, private estate; they are genuinely rare and generational.

LOCATION
The property is situated in the county of Northumberland. The village of Bardon Mill is 4 miles (driving) to the North, which offers a village store, a pub and a post office. The local village of Haydon Bridge offers a larger array of services, schooling and a doctor’s surgery.
Equally, the market town of Hexham lies 13 miles east of the property whilst the town of Haltwhistle lies 8.6 miles to the west both offer a wider range of amenities, shops, leisure and professional services.

In terms of connectivity, the junction to the A69 sits approximately 2.8 miles northeast of Willimoteswick, providing excellent road links such as the M6 and the A1. This road further connects the property with the major cities of the North of England, such as Newcastle Upon Tyne, which lies approximately 34 miles to the east whereas Carlisle lies approximately 31 miles to the west.

Both Newcastle and Carlisle have main line stations to both the North and South, with Bardon Mill having an excellent cross country train service that connect the two. Newcastle airport is within easy reach and is very accessible, ensuring so too is the wider world.

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DIRECTIONS
From Hexham, travel for approximately 8.1 miles west along the A69, before turning left exiting the A69 signposted Beltingham/Ridley Hall. From here travel along the road for approximately 1 mile before turning right and follow the road for a further 1.8 miles, passing through the village of Beltingham, before reaching Willimoteswick.

GENERAL REMARKS & STIPULATIONS
METHOD OF SALE
The property is to be offered for sale by Private Treaty as a whole or in two lots. Offers for alternative lots may be considered and any enquirers in this regard are encouraged to speak to the selling agent direct and at the earliest opportunity. All prospective purchasers are encouraged to register their interest with YoungsRPS.

AREAS
The areas and measurements stated have been assessed in accordance with OS data and digital mapping. Interested parties should though satisfy themselves in this regard.

SPORTING & MINERAL RIGHTS
Included in the sale in so far as they are owned.

TENURE
Freehold with Vacant Possession on Completion.

HOLDOVER
The vendor will retain the right to hold a on farm sale post completion if required.

SERVICES
All residential properties are connected to mains water and electricity. The farmhouse has an oil-fired AGA with a back boiler, providing hot water, further heating is provided by electric radiators and log burners. No 1 Farm Cottage has an oil-fired central heating system. Drainage is private, with the farmhouse and No 1 Farm Cottage sharing a septic tank. All residential properties benefit from super fast broadband (B4RN).

The steading is served by mains water and mains electricity. The land benefits from either/or mains/natural water supplies.

RATES AND ENERGY PERFORMANCE CERTIFICATE (EPC)
For Council Tax purposes, the Farmhouse is classified under Band G and No 1 Farm Cottage Under Band D.

The Farmhouse has an EPC rating of F and No.1 Farm Cottage has an EPC rating of E.

RIGHTS OF WAY, WAYLEAVES AND EASEMENTS
The property is sold subject to all rights including rights of way, whether public or private, rights of light, support, drainage, water and electricity supplies and other rights, obligations and easements, quasi easements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains and water, gas and other pipes, whether or not constituted in the title deeds or referred to in these particulars.
There are public footpaths which cross the property and a public byway.

ENVIRONMENTAL SCHEMES
The land is currently subject to a Higher-Tier Countryside Stewardship (HTCS) which will expire 31/12/2027. The agreement can be transferred depending on the date of completion and any payments apportioned accordingly from completion to the end of the scheme year. The purchaser would have to give an undertaking to abide by the scheme rules and indemnify if not. The land is also managed under a Sustainable Farming Incentive scheme agreement, which is due to the scheme rules is currently not transferable. Further details on the active schemes are available upon request.

ANTI MONEY LAUNDERING REGULATIONS
Prospective Buyers should be aware that in the event that they are successful, they will be required to provide us with documents in relation to Money Laundering Regulations, one being photographic ID, i.e. driving licence or passport and the other being a property bill.

LOCAL AUTHORITY
Northumberland County Council. Any enquiries regarding planning or statutory matters should be directed to the Local Authority.

VIEWINGS
Viewings should not be unaccompanied and are by prior appointment only. Arrangements can be made by contacting YoungsRPS, Hexham on , harry. or katie. .