LOW WOODS FARM HELMSLEY, YORK

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1 LOW WOODS FARM HELMSLEY, YORK

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3 LOW WOODS FARM SPROXTON, HELMSLEY, NORTH YORKSHIRE YO62 5ED This sale provides the first ever opportunity on the open market to purchase Low Woods Farm which was historically part of the Duncombe Park Estate before passing into the Wray Family. Unusually the farm is also offered as a whole, comprising 258 acres in a ring fence set in rolling countryside 1 mile south of the market town of Helmsley and just outside the North York Moors National Park. York Auction Centre Murton, York YO19 5GF Tel: Fax: enquiries@stephenson.co.uk The homestead stands in the centre of the property and includes a traditional stone farmhouse currently housing 2 families and extending to over 3600 sq.ft. Adjacent lie the farm buildings which are a mixture of traditional stone structures and more modern sheds. The whole homestead lends itself to re-appraisal and re-development subject to necessary consents. The land varies from sound arable capable of root cropping through to riverside grazing next to the River Rye. The farm is currently run as a mixed arable and livestock enterprise although in a previous life, Low Woods was a dairy unit. Low Woods is a delightful compact family farm in the idyllic surroundings of Ryedale in an Area of Outstanding Natural Beauty. St Michael s House Market Place, Malton, York YO17 7LR Tel: Fax: sales@boultoncooper.co.uk GUIDE PRICE: 2.6 Million as a whole Offers will also be considered for lot sizes to suit prospective purchasers Solicitors Quality Solicitors Burn & Co Ebor House, London Ebor Business Park, Millfield Lane, Nether Poppleton, York YO26 6QY Tel:

4 THE HOUSE A substantial stone built farmhouse situated centrally within its own grounds, and with significant scope for extension and further improvement. The spacious and flexible living accommodation extends to in excess of 3,600 sq.ft (340 sq.m) comprising:- ACCOMMODATION Ground Floor: Front Entrance Door: upvc double glazed to: Entrance Hall: 9 8 x 6 10 (2.95 x 2.08m) plus 6 7 x 6 10 (2.01 x 2.08m) plus 5 6 x 5 4 (1.68 x 1.63m) partly on a tiled floor and partly carpeted. Single radiator. Living Room/Snug (SW): x 10 9 (4.25 x 3.27m) upvc double glazed windows overlooking the patio garden. Display alcove. Double radiator. Bedroom 1 (SE): 15 x (4.57 x 4.24m) upvc double glazed windows to front and side. Display alcove and shelving. Two double radiators. Bedroom 2 (NE): 15 x 14 1 (4.57 x 4.28m) Built-in wardrobe. Double radiator. Bathroom: x 5 6 (5.13 x 1.68m) Opaque double glazed window to the side. Pink suite comprising panelled bath, pedestal wash basin. Fully tiled with sunken shower cubicle, glazed screen and electric shower. Extractor fan. Single radiator. Airing cupboard with shelving. Office/Study: 22 5 x 6 7 (6.82 x 2.00m) Two single radiators. Through to: Living Room: 22 5 x (6.82 x 4.8m) Dual aspect double glazed windows to north and south elevations. Window seats to the south elevation overlooking the enclosed rear garden. Decorative fireplace with stone surround hearth, timber mantelpiece and display alcove. Two double radiators. Kitchen: X 9 11 (6.82 x 3.03m) Dual aspect. Fully fitted base and wall units with Formica work surfaces over. Breakfast island. Integral chrome Zanussi oven and grill. Stainless steel sink and drainer with chrome mixer taps over. Tiled splashbacks. Integral 4 ring hob. Extractor fan. Single radiator. Pantry/Separate Utility Room: 13 4 x 8 4 (4.06 x 2.54m) plus 8 8 x 8 4 (2.64 x 2.54m) upvc double glazed window to the south elevation, stainless steel sink. Plumbing for automatic washing machine. Solid wood floor. Shelving and cupboard space. Rear Porch: 9 8 x 4 2 (2.95 x 1.27m) leads through to garage. From the Entrance Hall, stairs rise to the first floor living accommodation: Landing: x 5 4 (6.68 x 1.63m) plus 16 4 x 6 11 (4.98 x 2.11m) upvc double glazed windows. Door to attic space. Bedroom 3 (SE): x 14 1 (4.53 x 4.28m) upvc double glazed window to the front. Original decorative fireplace. Dado rail. Alcove with shelving. Single radiator. Bedroom 4 (NE): 14 0 x 12 0 (4.26 x 3.66m) upvc double glazed window to the front. Double radiator. Alcove with shelving. Door to walk-in wardrobe. Bedroom 5 (SW): x 9 5 (4.28 x 2.86m) Double glazed window to rear aspect. Single radiator. Alcove with shelving. Laminate wood floor. Inner Landing: 15 4 x 3 7 (4.67 x 1.09m) Sitting Room: 19 2 x 12 1 (5.87 x 3.69m) upvc double glazed windows to south elevation. Laminate wood floor. Open fireplace with cast iron surround and stone hearth. Kitchen/Diner: 22 3 x 10 8 (6.79 x 3.26m) Fitted modern base units. Ceramic sink and drainer with chrome mixer taps. Integral fridge. Extractor fan. Decorative fireplace and electric heater. From the inner landing a separate door leads to: Bathroom: 19 2 x 9 2 (5.84 x 2.79m) White suite comprising rolltop bath and pedestal wash basin. Door to airing cupboard with immersion heater and shelving. Heated towel rail. Through to: Separate WC: 6 7 x 2 9 (2.01 x 0.84m) Low flush WC. Utility Room: Partially furnished with plumbing for washing machine. Single radiator. Outside: To the outside the property is complemented by substantial gardens to three sides. The lawned and herbaceous bordered garden to the north elevation enjoys breath-taking views across to the North York Moors National Park. To the east there are enclosed gardens with herbaceous borders, a pond area and a separate driveway. To the south there is an enclosed stone flagged garden with herbaceous borders and a separate vegetable plot.

5 Low Woods Farm, Sproxton YO62 5ED

6 OUTBUILDINGS AND FARM BUILDINGS:- See numbered buildings on block plan. The main cluster of residential outbuildings and farm buildings are situated to the south and west of the farmhouse and comprise the following:- 1. GARAGE BLOCK 30 x 14 7 (9.14m x 4.45m) max. Double storey. (Dilapidated on the first floor). Part stone and part brick range under a pantile roof. Hard standing floor. Outside WC. Wood burning boiler. 2. TRADITIONAL RANGE 40 x 17 9 (12.19 x 5.41m) and L-shaped building 37 x 22 (11 28 x 6 71m) Stone range with part clay pantile and cement sheeted roof with openings to the east and south. 3. FOLDYARD 1 60 x 68 (18.29 x 20.73m) Timber frame construction under a corrugated iron roof with brick and steel pillars; water troughs. 4. FOLDYARD 2 80 x 60 (24.38 x 18.29m) Concrete portal frame construction attached to the traditional range. 5. STONE BARN 26 x 27 (7.92 x 8.23m) Single storey former wheelhouse under a pantile and corrugated iron roof. Earth floor. Access passageway 8 11 x 18 (2.72 x 5.49m) to the Foldyard No FORMER PARLOUR 50 x 18 (15.85 x 5.49m) Single storey range under a cement sheeted roof. Electric and water. 7. STONE BARN 52 x 15 (15.85 x 4.57m) West facing single storey range; stone and pantile construction. 8. LIVESTOCK SHED 48 x 20 (14.63 x 6.10m) Cement sheeted timber trussed roof. Concrete apron to the front. Water and electric. Concrete hardstanding or outside storage area to the side. 9. DUTCH BARN NO x 27 (14.63 x 8.23m) plus 54 x 18 (16.46 x 5.49m) Timber frame construction under a corrugated iron roof. Earth floor. 10. DUTCH BARN NO x 45 (21.95 x 13.72m) with lean-to and corrugated iron roof. Concrete floor enclosed on three sides 11. FORMER STABLES 72 x 18 (21.95 x 5.49m) Stone construction under a pantile roof. Requires re-roofing and not to be entered when viewing. Chemical store to west. Workshop to east. Concrete block walls and cement sheeted roof in poor repair. On the south side there are 4 small former pig sties. Stone and pantile roof in poor condition. 12. FIELD SHELTERS 2 covered sheds to the north of the homestead.

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8 Schedule of Areas OS Map Ref Description Field Size (Ha) Field Size (Ac) SE Winter Barley & Track SE Woodland SE Potatoes SE Grass SE Winter Wheat & Spring Oats SE Winter Wheat SE Grass SE Part Access Track SE Grass SE Grass SE Part Homestead SE Part Homestead SE ac Potatoes 12 ac Sp. Barley 11ac Fallow SE Grass SE Grass SE Winter Wheat & Spring Oats SE Spring Wheat SE ac Winter Barley 7ac Grass cover crop SE Woodland SE Grass THE LAND The arable land is divided into commercial field sizes. Soils fall into the Rivington 1 Soil Series being a carboniferous and Jurassic sandstone with well drained coarse loamy soils over sandstone. An agricultural access track through Field no leads to the lower land with a good arable field and an area of permanent grass adjoining the River Rye. There is a further field of permanent grass each side of the river with access using a ford which is summer grazing subject to seasonal flooding. The arable land is capable of growing excellent crops of cereals and roots. SE Spring Barley SE Temporary Grass SE Riverside Grass Homestead Total Area

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10 GENERAL INFORMATION:- LOCATION Low Woods Farm is approximately 1 mile south of Helmsley, 25 miles north of York, 14 miles east of Thirsk, and 16 miles west of Malton. DIRECTIONS From the market place of Helmsley take the A170 to the south crossing the bridge over the River Rye out of town. After a 1/4 of a mile a signpost to the left indicates Low Woods Farm access drive. Initially crossing land not in the ownership, Low Woods Farm commences where the drive is tarmaced with the farmstead approximately 3/4 mile inland. SERVICES Mains water and electricity. Septic tank drainage. There is a central heating system fuelled by a Farm 2000 wood burning boiler situated in the garage block. TENURE The land is freehold and vacant possession will be given upon completion except for fields 8075 and part 9823 which are occupied by a neighbouring farmer on a seasonal cropping licence for potatoes with a hold-over until the crop is lifted. The farm is sold subject to two leases for the Telecom Masts which lie just to the west of the farmstead. OUTGOINGS The farmhouse is in Council Tax Band H. A small drainage rate is payable to the Ryedale Internal Drainage Board. COVENANTS, EASEMENTS, WAYLEAVES AND RIGHTS OF WAY The property will be sold subject to all existing covenants, easements and rights of way whether specifically mentioned in these particulars or not. There is a public footpath following the access drive before passing through the Field 5949 to a path which follows the River Rye in Fields 4181 and The footpaths are marked on the sales particulars. The Ryedale Angling Club have access on foot alongside the River Rye. The operators of the two telephone masts have vehicular access to the masts to maintain their equipment. SPORTING RIGHTS The shooting rights are in hand and are sold with the property. The vendors wish to retain the right to exercise the shooting rights over the farm for them and their guests only, until the 2nd February The fishing rights to the River Rye have been retained by a previous owner and are not included in the sale. MINERAL RIGHTS These rights have been reserved by a previous owner and are not included in the sale. LOCAL AUTHORITY Hambleton District Council, Civic Centre, Stone Cross, Northallerton, DL6 2UU. The Farm is in an Area of Outstanding Natural Beauty. SINGLE PAYMENT SCHEME The land is registered with the Rural Payments Agency and included on the Rural Land Register. The Entitlements will be transferred subject to RPA approval for a fee of 150 plus VAT per transfer form required. The vendors will retain the 2014 claim. ENVIRONMENTAL SCHEMES The land is included in an Entry Level Scheme which commenced in The sale represents the only land included in that scheme. Transfer of the scheme to the purchaser is at the discretion of Natural England and the vendors will make any necessary repayments to Natural England if the purchaser does not wish to continue with the scheme. NITRATE VULNERABLE ZONE The holding falls within a Nitrate Vulnerable Zone. CROPPING HISTORY Details of cropping history for the last five years for the individual fields is available from the Agents upon request. HEALTH AND SAFETY Please note that when viewing the property applicants do so at their own risk. Some of the traditional buildings will be cordoned off as unsafe for internal inspection. Please respect that notice. PLANS, AREAS AND SCHEDULES The plans provided and areas stated in these sales particulars are for guidance only and are subject to verification with the Title Deeds. VIEWINGS Strictly by appointment with our Stephenson and Son, York Auction Centre Office or our Boulton and Cooper, Malton Office. Open viewing days to be arranged. AGENT CONTACTS For further information or negotiation please contact: Rod Cordingley BSc FRICS FAAV ( rlc@stephenson.co.uk, Tel: , Mobile: ) Henry Scott MSc MRICS ( henry.scott@boultoncooper.co.uk Tel: , mobile: ) James Stephenson MA (Cantab)FRICS FAAV ( jfs@stephenson.co.uk, Tel: , Mobile: ). METHOD OF SALE For sale by Private Treaty as a whole or in lots to suit prospective purchasers requirements. Interested parties are asked to register their interest with the selling agents. This is particularly important for those who have downloaded the particulars from the website. GUIDE PRICE: 2,600,000 CONSUMER PROTECTION FROM UNFAIR TRADING REGULATIONS 2008 Stephenson & Son for themselves and the vendors or lessors of this property for whom they act, give notice that: i. These particulars are a general outline only, for the guidance of prospective purchasers or tenants, and do not constitute the whole or any part of an offer or contract. ii. We cannot guarantee the accuracy of any description, dimensions, references to condition, necessary permissions for use and occupation and other details contained herein and any prospective purchasers or tenants must not rely on them as statements of fact or representations and must satisfy themselves as to their accuracy iii. No employee of Stephenson & Son has any authority to make or give any representation or warranty or enter into any contract whatever in relation to the property. iv. We will not be liable in negligence or otherwise for any loss arising from the use of these particulars. v. The reference to any plant, machinery, equipment, services, fixtures or fittings at the property shall not constitute a representation (unless otherwise stated) as to its state or condition or that it is capable of fulfilling its intended function. Prospective purchasers/tenants should satisfy themselves as to the fitness of such items for the requirements. vi. We can give no warranty or representation whatsoever in relation to the farming prospects or other matters

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