Cartref, Llanmihangel Farm, Pyle, Bridgend, CF33 6RL

Situation
Llanmihangel Farm enjoys a a semi-rural location providing excellent access to a range of amenities with easy access to Junctions 37 and 38 of the M4 and the A48. Please see the attached location plan.

Cartref
Cartref is a charming four-bedroom barn conversion with stunning views over the adjoining farm land. The property provides spacious family accommodation in a wonderful rural setting.

Hallway
Oak door to hallway, with oak panelled lower walls and oak staircase to first floor.

Dining Room
Oak glazed double doors with aspects to front and rear. Door leading to:-

Rear Study
Tiled flooring, uPVC part frosted glazed door to rear.

Living Room
High pitched beamed ceiling, wood burning fire on a flagstone hearth with natural stone surround and oak lintel over.

Kitchen / Dining Room
A large kitchen with a range of oak cupboards, black granite worktops and breakfast bar and a full range of integrated appliances, slate tiled floor, open plan to:-

Sitting Room
With windows and French doors overlooking gardens and surrounding grounds.

Utility Room
Matching oak cupboards, granite worktops, door to rear providing access to carport. Houses ‘Grant’ oil fired central heating boiler.

Principal Bedroom
Extensive built-in oak and mirror door wardrobes and dressing table.  Fully tiled ensuite with spa bath and separate shower cubicle. 

Library/Bedroom Two
High pitched and beamed ceiling, oak framed book cases and door leading to separate kitchen and ensuite/shower room complete with walk-in shower, WC and wash hand basin. 

First floor 
Landing 
Landing provides access to bedrooms, bathroom and storage cupboard. 

Bedroom Three 
Generous sized double bedroom with high pitched ceiling and ensuite shower room. Electric double glazed velux windows. Glazed door to deep shower cubicle, low level WC and wash hand basin and fitted cabinets. 

Bedroom Four
High-pitched ceiling, electric double-glazed velux windows. Ensuite shower room with fully tiled traditional white suite. 

Outside
Stone pillared electric gates with tarmaced driveway flanked by lawns sweep to the front of the property with turning circle and ample parking extending to the side of the property where there is additional parking. 
Kitchen garden with raised beds and greenhouse. To the side of the property is a wide paved terrace and lawns with fine views. 

In total the grounds extend to approximately 9.53 acres, with a paddock located to the north of the property.

Home Gym
Changing room with WC, steam room with shower. 

Services
The property benefits from mains and borehole water. Mains electricity with the benefit of 3 phase electricity.  Drainage to cesspit tank. 

Council Tax - Band G

Access 
The farm benefits from 3 access points from the west, off Pyle Road/A48, the south off Marlas Road and an ancient right dating back to the monk’s time crossing Kenfig Hill Sand Dunes from the western boundaries. 

In the event that the property is sold in lots, lots 1, 2, 4, 5 & 6 will have the benefit of a right of way along the Mill Lane with shared maintenance responsibility. All lots will benefit from a right of way long the Black Lane. 

Lotting
As a whole - £3,850,000
Lot 1 (Yellow): Approximately 64.28 acres of land - Guide Price: £640,000
Lot 2 (Blue): Llanmihangel Farmhouse and approximately 10.80 acres of land - Guide Price: £650,000
Lot 3 (Green): Cartref and approximately 9.53 acres of land - Guide Price: £1,100,000
Lot 4 (Orange): Equestrian facilities set in approximately 50.42 acres of land - Guide Price: £875,000
Lot 5 (Pink): Approximately 18.59 acres of land - Guide Price: £270,000
Lot 6 (Purple): The Cow Shed - Guide Price: £475,000
 Fishing Rights
Included with the sale of the property is approximately 670 metres of fishing rights along the River Kenfig. 

Directions
Postcode: CF33 6RL
What3words: sneezing.paces.jams

From Junction 37 of the M4, head north and follow the sign for Pyle. Head straight across the first roundabout and then left at the traffic lights on to Marlas Road. Continue along Marlas Road without deviation, until reaching the village shop. Turn right onto a private lane immediately before the shop, continue along this lane until reaching a T junction where the entrance to Llanmihangel Farm (Cartref) will be directly in front of you. 

Method of Sale
Llanmihangel Farm is offered for Sale, as a whole or in lots by Private Treaty.

Boundaries
The purchaser(s) shall be deemed to have full knowledge of all boundaries and neither the vendor nor the vendors agents will be responsible for defining the boundaries or the ownership thereof

Development Clawback
The property is subject to a 50% development clawback in favour of the previous Vendors for 19 years on part of the farm. 

Sporting, Timber & Minerals
The sporting rights, mineral rights and timber are included within the freehold in so far as they are owned.

Wayleave/Easements/Rights of Way
The property is sold subject to and with the benefit of all existing rights and obligations including rights of way, whether public or private, light, support, drainage, water and other obligations, easements, quasi-easements, and all wayleaves whether referred to or not in these particulars. There are public footpaths crossing the farm.    

Plans, Areas & Schedules
These have been prepared as carefully as possible and are based on the Land Registry Plans. The plans are published for illustrative purposes only and although they are believed to be correct, their accuracy is not guaranteed.

Tenure & Possession
Freehold with Vacant Possession on Completion. 

Cross Compliance
The seller will be responsible for the cross compliance up to the date of completion. The purchaser(s) will take over the cross-compliance obligations on completion and will indemnify the seller for any non-compliance which results in a penalty or reduction in the seller's payments.

Disputes
Should any dispute arise as to the boundaries or any point arising in the General Remarks and Stipulations or Particulars of Scale, Schedule, Plan or interpretation of any of them the question shall be referred to the arbitration of the selling agents, whose decision acting as expert shall be final. 

Health & Safety
Due to the nature of the property, neither the seller nor agents are responsible for the safety of those viewing. All those viewing the property do so at their own risk.

Fixtures and Fittings
All fixtures and fittings are excluded from the sale unless specifically referred to in these particulars.

Anti Money Laundering
As part of our obligations under the UK Money Laundering Regulations 2017, Herbert R Thomas will require any purchaser to complete our Anti Money Laundering checks via a third party company named SmartSearch.

Viewing Arrangements
Viewing to be arranged for daylight hours and by appointment only through the sole agents.

For further information please contact:
Contact: Philip Thomas MRICS FAAV 
Tel:
E-mail: