RAWFOLD FARM Bank End, Broughton-in-Furness, Cumbria, LA20 6DR

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1 RAWFOLD FARM Bank End, Broughton-in-Furness, Cumbria, LA20 6DR Stunning Lake District Hill Farm on the easterly slopes of the picturesque Duddon Valley. Period Farmhouse with majestic views, traditional Barns with Planning Permission for three houses, sound meadow, pasture and grazing land. In all About acres [40.55 has] To Be SOLD By PUBLIC AUCTION at THE VICTORY HALL, BROUGHTON-IN-FURNESS on FRIDAY 13th APRIL 2018 at 2.30pm LOT 1: Farmhouse and Buildings, 1.60 acres LOT 3: Meadow & Pasture Land, acres LOT 2: Barns with planning Consent LOT 4: Pasture & Grazing Land, acres LOT 1 LOT 2 LOT 3 michael-cl-hodgson.co.uk

2 KEY FEATURES Unique and wonderful opportunity to purchase an unspoilt traditional Lakeland Farm. To be offered for sale in Four Lots. The Auctioneer reserves the right to amalgamate any permutation of Lots at the time of the sale. Magnificent setting between Duddon Bridge and Ulpha with far reaching views across the valley to the Fells. Few minutes drive to Broughton-in-Furness, market town with many associated facilities and services. LOT 1; Period Farmhouse with individual charm and character, plenty of scope for improvement, 4 Bedrooms, outbuildings and two small paddocks. LOT 2; Three traditional, stone and slate Barns with Planning Permission for three dwellings, subject to local occupancy. LOCATION Rawfold Farm occupies a superb setting in the Duddon Valley, about ½ a mile north of Duddon Bridge. The farmstead is just below the Duddon Bridge to Ulpha Road. Broughton-in- Furness is about 1¾ of a mile. DIRECTIONS From Broughton-in-Furness, following the A5095, signposted Workington and Whitehaven, just before the traffic lights at Duddon Bridge turn right, signposted Ulpha. Continue along the road for approximately ½ a mile and Rawfold Farm is on the left. LOT 4 is on the opposite side of the road. Approaching from a westerly direction, on the A5095, immediately after the traffic lights at Duddon Bridge, turn left and follow the above directions. The popular market town of Ulverston is approximately 12 miles to the south providing connections to the national railway network. LOT 3; Excellent block of accommodation land, meadow and pasture, adjacent to LOTS 1 & 2, about acres. LOT 4; Rawfold Bank grazing and pasture land on the opposite side of the road to Ulpha, About acres. Of interest to local farmers, landowners, developers, builders and those wanting a lifestyle change.

3 LOT 1 LOT 2 LOT 3 SCHEDULE OF LOTS Lot No Description Colour on Plan Decimal Acreage Hectares 1. Rawfold Farmhouse Red Rawfold Barns, with Planning Permission for 3 Houses Blue Rawfold meadow and pasture land Green Rawfold Bank, pasture and grazing land Yellow LOT 1 RAWFOLD FARMHOUSE A classic, stone and slate farmhouse with tremendous potential for refurbishment and modernisation, a range of useful outbuildings, gardens, two small paddocks, extensive panoramic views across the valley. In all about 1.60 acres [0.65 Ha], as shown edged red on the Sale Plan. There is a small enclosed walled garden adjacent to the front elevation with a wicket gate leading to the front entrance door. The Accommodation Briefly Comprises: [all measurements are approximate] ENTRANCE HALL: 2.26m x 1.13m (7'5" x 3'8") Exposed beams. Stone flagged floors. DINING ROOM: 4.90m x 4.30m (16'1" x 14'1") Local stone fireplace. Stone flagged floor. Exposed beams. window with fell views. Window seat.

4 LOT 1 KITCHEN: 4.90m x 2.80m (16'1" x 9'2") Oil fired Rayburn set in large stone fire surround. Exposed beams. Windows to front and rear. External door. SITTING ROOM: 3.50m x 3.30m (11'6" x 10'10") Window with window seat. Open fireplace. Wood surround with green slate. Wooden floorboards. DAIRY: 4.28m x 3.42m (14'1" x 11'3") Stone flagged floor. Window. Exposed beams. Slate/stone shelves. FIRST FLOOR LANDING: 7.87m x 1.1m (25'10" x 3'7") Two windows to the rear of the property. BEDROOM NO 1: 4.11m x 3.38m (13'6" x 11'1") Window with window seat, overlooking valley and fells. Stone and cast iron fireplace. BEDROOM NO 2: 3.69m x 3.45m (12'1" x 11'4") Window with window seat, overlooking side garden. BATHROOM: 3.90m x 2.80m (12'10" x 9'2") Bath. W.C. Wash hand basin. Window. BEDROOM NO 3: 3.93m x 2.34m (12'11" x 7'8") Airing cupboard. Window to front. BEDROOM NO 4: 5.02m x 2.84m (16'6" x 9'4") Window to front. Built-in corner unit. Stone and cast iron open fireplace. On the opposite side of the track at the front, is THE BOTHY The Bothy has been used for ancillary accommodation in conjunction with the main house and is ideal as either an entertaining or games room. BOTHY: 4.71m x 4.03m (15'5" x 13'3") Window with views up the valley. Stone flagged floor. Much Wenlock wood burner stove. Exposed beams. ENTRANCE HALL: 1.83m x 1.64m (6' x 5'5") Flagged floor. External door. STORE CUPBOARD: 1.19m x 0.87m (3'11" x 2'10") Flagged floor. Small window. Adjacent to The Bothy is a useful range of Outbuildings. FORMER PIG HULL: Converted to a general purpose store room with the fuse boards. TANK ROOM: 2.76m x 2.20m (9'1" x 7'3") GENERAL PURPOSE STORE NO 1: 4.54m x 4.04m (14'11" x 13'3")

5 LOT 2 GENERAL PURPOSE STORE NO 2: 2.37m x 2.13m (7'9" x 7') TWO PADDOCKS To the field immediately adjoining and to the north of the farmhouse and rear garden is included in the sale. This area contains the holding tank for the private water supply system. If LOT 1 is purchased separately to LOT 3, then the buyer of LOT 1 will be responsible for providing, erecting and thereafter maintaining a suitable stockproof fence along the presently unmarked boundary between LOTS 1 & 2 in this enclosure. Just beyond The Bothy and the range of Outbuildings is a small paddock, adjacent to LOT 2. LOT 1 will have the benefit of rights of access at all times and all purposes across the farm entrance drive from the public highway over LOT 2, as shown brown on the Sale Plan. The whole of LOT 1 is comprised in the following schedule: Field No Acres Hectares 0844 Pt Total LOT 2 RAWFOLD BARNS WITH PLANNING PERMISSION FOR THREE HOUSES A excellent, substantial range of the traditional farm buildings constructed with stone and slate, with the benefit of Planning Permission for conversion to three dwellings, extending to about 0.69 acre [0.28 ha], adjacent to LOT 1 and shown edged blue on the Sale Plan. The barns have the benefit of Planning Permission under Lake District National Park Authority, Ref: 7/2017/5427, for conversion of the three Barns to three dwelling houses. The Planning Consent is dated 25 September A copy of the Planning Permission can be found on the Lake District National Park website, using the aforementioned reference in the planning application search tool. The conditions are considered to be standard, but potential purchasers must familiarise themselves with the conditions prior to the sale. The development must be commenced before the expiration of 3 years from the date of the consent. Section 3 relates to the occupancy. The dwelling houses shall not be occupied otherwise than by a person with a local connection. The definition of locality shall mean the administrative areas of the Parish of Blawith and Subberthwaite; Broughton West; Cliafe; Colton; Coniston; Dunnerdale with Seathwaite; Hawkshead; Haverthwaite; Lowick; Satterthwaite; Torver and those parishes of the Egton with Newland and Kirkby Ireleth, which are within the Lake District National Park.

6 Extracts, from the Architects drawings, JCA from Cartmel, are renowned and respected local firm of architects, are incorporated in these particulars, showing the site plan, and elevational drawings. UNIT 3 The proposed Unit 3 would be a conversion and linking of the two detached Barns, next to the road leading to Ulpha and Dunnerdale. The larger of the two Barns, next to the sheep handling facilities, is a 3 bay building with external dimensions 9.67m x 5.10m (31 9 x 16 8 ). LOT 2 The smaller Barn is adjacent to the road, with an access door from the highway to the Upper Floor level. There is a storage facility on the Lower Ground Floor. The imaginative design, as shown on the Architects extracts incorporated in these particulars, linking the two Barns, will contain the following accommodation: Lower Floor Dining/Kitchen, Utility, Snug or Bedroom, Family Room, being the link between the two buildings, double Bedroom and a Shower Room. Upper Floor Master Bedroom Suite being a conversion of the upper floor level of the smaller Barn. The Auctioneers offices will forward a copy of the Planning Consent by on request. The large, L shaped five bay stone Bank Barn, with underhoused shippons and an attached loose box with loft over and a former lean-to Dairy, has consent for conversion into two Units. Units 1 & 2. UNIT 1 This is the northerly section of the Barn incorporating five bays with proposed accommodation on two floors: Lower Ground Floor Open plan Living/Dining/Kitchen, two Bedrooms, and House Bathroom. Utility Room. Upper Ground Floor Gallery, Master Bedroom with En Suite facilities, Single Bedroom and a Shower Room. This unit would have superb panoramic views in a northerly direction across the valley. UNIT 2 Lower Ground Floor Master Bedroom Suite with En Suite facilities, two further Bedrooms and a House Bathroom. Prospective buyers are requested to make their own enquiries at the Lake District National Park to discuss these plans. LOT 2 will be sold subject to the rights of access for the benefit of LOT 1, over the driveway shown coloured brown on the Sale Plan. LOT 2 will have the benefit of the right to construct a foul water drainage system within LOT 3, should LOT 2 be sold separately to LOT 3. LOT 2 will have the benefit of sharing the present natural water supply system for LOT 1. The maintenance and repairing obligations being shared between the four dwellings, including Rawfold Farmhouse [LOT 1]. There is also the opportunity for the buyers of LOT 2, if sold separately, to drill a borehole within the curtilage of LOT 2 for the benefit of the proposed conversions. SCHEDULE Field No Acres Hectares Total Upper Ground Floor Open plan Living/Dining/Kitchen, Utility Room and Cloakroom.

7 LOT 3 LOT 3 RAWFOLD MEADOW & PASTURE LAND Several Sound Enclosures of Freehold Meadow and Pasture Land Adjacent and to the West of Lots 1 & 2, extending to in all about acres [12.55 ha], as shown edged green on the Sale Plan. This excellent block of agricultural accommodation land has the benefit of an access gate into Field No 9511, being the southern most field from the public highway between Duddon Bridge and Ulpha. The Lot will be sold with the benefit of an access gate, just beyond the entrance to Rawfold Farm farmstead, into Field No 0635, being the enclosure adjacent to the access drive into Rawfold Farm. There will be no rights of access for agricultural purposes, or any other rights through the farmyard, included in Lots 1 & 2. The entrance into Field No 0635, is along the first section of the entrance to Los 1 & 2, as shown brown on the Sale Plan. The entrance gate into 0635 is at the north eastern most corner of the enclosure. The land slopes gently down from the easterly boundary down to Rawfold Wood, which forms the westerly boundary. It is a present mixture of pasture and meadow ground. There are natural spring sources of water in Field Nos 9153, 8844 and There is a traditional stone and slate Field Barn towards the northerly corner of Field No Reference to Field No 0457, should LOT 3 be sold separate to LOT 1, then the buyer of LOT 1, will be responsible for providing and erecting and thereafter maintaining a suitable stockproof boundary fence between LOTS 1 & 3, as shown on the Sale Plan. This Lot, apart from being of significant interest to the potential buyers of LOT 1 & 2, will be of interest to local farmers and land owners. The land is not subject to any Stewardship Scheme. The whole of LOT 3 is comprised in the following schedule: Field No Acres Hectares Pt Total

8 LOT 4 LOT 4 RAWFOLD BANK, PASTURE & GRAZING LAND Sound block of upland grazing and pasture land, to the east of Lots 1, 2 & 3, on the opposite side of the road between Duddon Bridge and Ulpha, including Scroggs Wood, extending to about acres [27.07 ha], as shown edged yellow on the Sale Plan There are two access gates from the road and adjacent to the westerly boundary, one into field number 9999 and the main access into field number 1417, just south of the Rawfold farmstead, adjacent to Scroggs Wood. The land has a sound stockproof perimeter boundary fence and wall. There are magnificent views from the iconic landscape feature, Rawfold Bank, being the largest of the enclosures adjacent to Scoggs Wood towards the northerly boundary. There is much outcrop of rock on Rawfold Bank. Scoggs Wood, a woodland of amenity value, comprises a mixture of broad leave trees including Oak, Birch and Holly. The land to the south of Scoggs Wood is pasture and grazing land sloping down towards the southerly boundary. The land is not subject to any Stewardship Scheme. The livestock collecting area in field number 1417 next to the main entrance gate into the land. Included is a small storage shed surrounded by a fence. Lot 1 will be subject to rights of access for the benefit of Lots 1 and 2, to the source for the private water supply which serves Lots 1 and 2. Buyers of Lots of 1 and 2 will have the right to enter onto Lot 4 for maintenance, repair and replacement of the water supply system. The whole of Lot 4, which will be of interest to local farmers and landowners, is comprised in the following: Field No Acres Hectares Total There are natural water supplies, particularly in field number 1417.

9 GENERAL INFORMATION AND STIPULATIONS The following Stipulations where applicable shall be deemed as Special Conditions of Sale. In the event of any variance between the Stipulations and the Special Conditions of Sale then the latter will prevail. Purchasers will also be deemed to have had full notice of the Stipulations and the Special Conditions of Sale and the same will not be read out at the time of sale. The Special Conditions of Sale may be inspected at the Auctioneer s Offices and also the offices of the Seller s Solicitors FOURTEEN days prior to the sale. N.B Prospective purchasers are requested to contact the Seller s Solicitors to discuss legal matters pertinent to the Sale Contract and documentation. SOLICITORS Hart Jackson & Sons, 8-10 New Market Street, Ulverston Cumbria LA12 7LW. Tel: [for the attention of Naomi Marczak]. TENURE/POSSESSION Freehold. Vacant possession upon completion. The date fixed for completion is TUESDAY 8TH MAY 2018 or earlier by mutual arrangement. METHOD OF SALE The Lots will be offered for sale in four Lots as described in these particulars of sale. The Auctioneer reserves the right to amalgamate the Lots at the time of sale. WAYLEAVES AND EASEMENTS The properties are sold subject to and with the benefit of any existing easements, wayleaves and rights of way. STEWARDSHIP SCHEMES There are no Stewardship Schemes in place. BASIC PAYMENT SCHEME ENTITLEMENTS The entitlements relating to Lots 3 and 4, will be transferred to the buyers of Lot 3 and 4, at market value as at the date of transfer, in addition to the purchase price. The following SDA Entitlements are available for each LOT: LOT 3: LOT 4: The sellers will not claim the 2018 payment. The buyers will be responsible for paying the seller s agents reasonable costs for transferring the entitlement for these two Lots. SALE PLAN The sale plan has been prepared by the Auctioneers for the convenience of the prospective purchasers. It is deemed to be correct, but any error, omission or mis-statement shall not affect the sale. Purchasers must satisfy themselves as to accuracy. LOCAL AUTHORITY South Lakeland District Council: Tel No: PLANNING AUTHORITY Lake District National Park: Tel No: BOUNDARIES The sale is subject to all the existing rights of way, drainage, light, air support and other easements and quasi-easements and outgoings whether mentioned in these particulars or not. The responsibility of the ownership of the boundary fences and walls are indicated with 'T' marks on the Sale Plan where known and are from the information provided by the sellers and believed to be correct. The T marks indicated on the Sale Plan between individual Lots have been decided by the Auctioneers. MONEY LAUNDERING REGULATIONS 2017 We are now required by legislation to undertake checks on any potential purchaser prior to accepting their bid. Any interested party should either call into our Kendal Office with photographic ID, i.e. passport/driving licence and proof of address i.e. Council Tax/utility bill for copying prior to the auction or present copies at the Auctioneer s desk prior to the commencement of the sale VIEWING ARRANGEMENTS Lot 1 Strictly by appointment. All viewings will be accompanied by a representative of the Auctioneer s staff. Please contact our Kendal Land and Property Office. Tel No: Lot 2, 3 and 4 May be inspected at any reasonable time by prospective buyers, provided a copy of these particulars are in possession. NB WARNING - Potential buyers enter the buildings included in Lot 2 at their own risk and care must be taken particularly on the upper floor level of the large barn which has planning permission for conversion into two units.

10 PLAN LOT 2 UNIT 3 - FLOOR PLANS

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12 36 Finkle Street, Kendal, Cumbria, LA9 4AB Tel: Fax: Also at Kendal Tel: