FOR SALE PROPERTY RE-MARKETED FROM 1 SEPTEMBER 2017 PRICE SUBSTANTIALLY REDUCED

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1 FOR SALE PROPERTY RE-MARKETED FROM 1 SEPTEMBER 2017 PRICE SUBSTANTIALLY REDUCED A rare opportunity to acquire a residential smallholding with characterful four bedroomed Farmhouse, one bedroomed Annex, stone barn with scope for extension/conversion together with a modern steel portal framed building currently laid out for 12,000 free range hens with upland pasture and meadow land, in all comprising hectares (48.47 acres). Available as a whole or in two Lots. GUIDE PRICE: 840, ,000 Piked Edge Farm, Skipton Old Road, Laneshawbridge Colne BB8 7EP

2 Location Piked Edge Farm is situated in an elevated rural location off Skipton Old Road, Colne enjoying panoramic views over open countryside with easy access to the market towns of Colne (3.5 miles), Skipton (8 miles) and Keighley (11 miles) with handy access to the M65 motorway (4.5 miles) for the larger business centres of the North West. Accommodation The Farmhouse On the Ground Floor: Entrance Porch: with heavy timber door, exposed stone features, coat rack. General Description Piked Edge Farm provides a rare opportunity to purchase a residential smallholding serviced by two existing character properties with potential to provide further accommodation together with a modern facility for 12,000 free range hens and additional pasture and meadow land, in all extending to hectares (48.47 acres). Dining Room: with stone recess, open spindle staircase to first floor. Rural views. Sitting Room: with stone fireplace with fitted solid fuel stove, raised stone hearth, beamed ceilings, rural views. LOT 1 (edged red on the site plan) Piked Edge Farmstead provides a spacious character farmhouse with the benefit of a sizeable attached barn suitable for conversion or extension (subject to consents) and complimented by a one bedroom cottage annex, all set within approximately 1.61 hectares (3.98 acres). The farmhouse would now benefit from sympathetic modernisation to enhance its inherent character, with the opportunity to convert into the attached barn (subject to consents). Kitchen: with extensive range of fitted units. Built in Shott Ceran ceramic hob with stainless steel extractor hood, single drainer sink with mixer tap, Esse oil fired stove. A truly versatile package well worthy of inspection for those wishing to escape to the country yet not isolated from every day facilities.

3 General Remarks Services There is a single phase mains electricity supply connected to the Farmhouse which runs (as a backup only) across to the free range hen building. The electrics within the building are laid out such that they run from a three phase generator which is not included within the sale. In the event that Lot 1 and Lot 2 are sold separately then the Buyer for Lot 2 will have to make their own arrangements in respect of electricity supply. The water supply to the property is a dual system comprising an Artesian well spring supply and a borehole sunk within the field parcel containing the free range hen building. At present, both supplies run to a water purification system situated within the lean-to of the barn attached to the Farmhouse and, as such, in the event that Lot 1 and Lot 2 are sold separately, the Purchasers will have to make their own arrangements to either share the facilities or separate them out. The foul drainage to the Farmhouse and adjoining cottage are to a shared tank situated in the corner of the garden. Access There are two access points from Skipton Old Road and in the event that the property is sold in separate lots, one will serve each lot. The secondary access is not shown on the Ordnance Survey as yet but its position is shown at Point A on the site plan included. Further enquiries reveal that this access does not have planning permission and so in order to split the property as proposed retrospective consent will need to be obtained. Boundaries In the event that the property is sold in separate lots, the Buyer of Lot 1 will be obliged to erect, and thereafter maintain, a suitable stock proof boundary fence along the line shown between Points X and Y on the Site Plan attached. Subject to formal consent being achieved for the secondary access they will be entitled to stop up any access currently passing between Lots 1 and 2. Tenure We understand the property is held freehold under Title Nos LAN2012, LAN and LA Vacant possession will be given on completion. Solicitors Addleshaw Goddard, 3 Sovereign Square Sovereign Street, Leeds LS1 4ER Tel: Local Authority The Local Authority for Piked Edge Farm is Pendle Borough Council. Tel: Website: Viewing Strictly by appointment with the Sole Agents, WBW Surveyors Ltd. Please contact Chloe Dolphin or Victoria Bailey on Lotting The property is offered for sale as a whole or in two lots for convenience. However, the Vendor s preference is to sell as a whole. Please speak with either Jeff Crabtree or Simon Smith to discuss this. The guide price for the individual lots is: Lot 1: 540, ,000 Lot 2: 300, ,000 Although all offers will be considered. Offers All offers must be made through the Selling Agents. Please speak to Jeff Crabtree or Simon Smith on or by ; jeff.crabtree@ Simon.smith@ Details prepared: Revision 1 April 2017 / Amended June 2017/ Amended September 2017

4 LOT 2 (edged blue on the site plan) A sizeable block of upland pasture and meadow land with independent means of access from Skipton Old Road, serviced by a modern steel portal framed building currently laid out for free range laying hens together with associated facilities. 12,000 laying birds with Vencomatic laying equipment and 20ft x 50ft laid out as grading room and egg store incorporating an Avian AquaSolve water purification system. There are a further two bulk feed bins adjoining the building and a store constructed of fibre glass, approximately 18ft x 16ft. Basic Payment Scheme None of the land is currently registered for the Basic Payment Scheme with the Rural Payments Agency but is eligible to do so. As land within the Severely Disadvantaged Area, any claimant with the appropriate entitlements would have been able to claim approximately 3,800 in the 2016 Scheme year. The Land The land runs from 300 metres to 350 metres above sea level and is currently divided into five parcels bounded by dry stone walls with natural water supplies. The extent on the land is shown edged blue on the site plan attached and in the Schedule below. Boundary repairing liability are shown by T marks where know. The Building Erected in 2011 by the Vendor, the steel portal framed building comprises 300ft x 50ft in total, with 280 ft x 50ft laid out for Schedule Sheet ID Parcel ID Area (ha) Area (acres) SD SD SD SD SD Total

5 Bedroom 4: with rural views. Dressing Room: Bathroom: bath with over bath shower and screen, pedestal wash hand basin, low suite WC, chrome towel rail, ½ tiled walls. The Cottage: An attractive cottage comprising: Entrance Lobby: Office: Utility Room: with single drainer stainless steel sink, plumbing for washing machine. Pantry: with keeping shelves. Boot Room: with stone flagged floor, exposed stone wall with inset water feature. Living Room/Kitchen: with range of fitted kitchen units, single drainer stainless steel sink with tiled splash-back. Lamona built in electric oven and 4 ring hob, built over extractor hood, built in washing machine, open spindle staircase to first floor. Rural views. Shower Room: with fitted shower cubicle, wash hand basin, low suite WC, ¾ tiled walls, stone flagged floor. On the First Floor: Landing: Bedroom 1: Rural views. with beamed window feature. Bedroom 2: with beamed window feature, stone recess, rural views. Dressing Space: with built in cupboards. On the First Floor: Landing: Bedroom 1: with rural views. Pull down ladder to attic area with under eaves storage. Shower Room: with walk-in shower, pedestal wash hand basin, low suite WC. Linen cupboard. Outside Bedroom 3: with a range of built in wardrobes, linen cupboard, rural views. Attached Stone Barn: 12.8m x 5.49m (42 6 x 18 3 ) comprising shippon, two loft areas.

6 Lean-To Store: 20 3 ). 2.44m x 6.09m (8 9 x Small Shippon: Fuel Store/Garden Store: The Land An enclosed grass paddock to the front of the property and a wooded croft to the rear extending in total to 1.61 hectares (3.98 acres) or thereabouts with direct access from Skipton Old Road. EPC Farmhouse Council Tax Website enquiry only reveals the property is currently in Council Tax Band F. EPC Cottage

7 Floor Plans

8 Skipton Auction Mart Gargrave Road Skipton BD23 1UD Tel: Fax: SITE PLAN Not to Scale For Identification Purposes Only These particulars are issued in good faith but do not constitute representations of fact or form part of any offer or contract. The particulars should be independently verified by prospective buyers or tenants. Neither Windle Beech Winthrop nor any of its employees or agents has any authority to make or give any representation or warranty whatever in relation to this property. GENERAL: While we endeavour to make our par ticulars fair, accurate and reliable, they are only a general guide to the pr operty and, accor dingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property. SERVICES: Please note that we have not tested the services or any of the equipment or appliances in this property, accordingly we do strongly advise prospective buyer to commission their own survey or service reports before finalising their offer to purchase. PLANNING PERMISSION: We have not verified any planning permission and you and your professional adviser must satisfy yourselves of any planning permission or building regulations. Any comments about planning and development are for general guidance only and your professional adviser must advise you. We cannot give any warranty about development potential.