STANDARD HILL FARM DARLINGTON ROAD, NORTHALLERTON DL6 2NX

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Dennis Lawrence Merritt
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1 S.4442 STANDARD HILL FARM DARLINGTON ROAD, NORTHALLERTON DL6 2NX FOR SALE BY PUBLIC AUCTION AT THE GOLDEN LION HOTEL, NORTHALLERTON ON TUESDAY 12TH APRIL 2016 AT 7.00 pm 143 High Street, Northallerton, DL7 8PE Tel: Fax:

FOR SALE BY PUBLIC AUCTION STANDARD HILL FARM DARLINGTON ROAD NORTHALLERTON DL6 2NX A Highly Desirable and Superbly Situated Farm extending to 63.

Former Farmhouse and Range of Traditional Agricultural Buildings in a Courtyard Setting with Tremendous Residential Development Potential Subject to Purchasers Requirements and the Necessary Planning

2 FOR SALE BY PUBLIC AUCTION STANDARD HILL FARM DARLINGTON ROAD NORTHALLERTON DL6 2NX A Highly Desirable and Superbly Situated Farm extending to 63.5 Acres Approximately With Significant Residential Potential in a Highly Sought After and Convenient Rural Location 4 Bedroomed Detached Farmhouse with Scope for Extension, Updating & Refurbishment Former Farmhouse and Range of Traditional Agricultural Buildings in a Courtyard Setting with Tremendous Residential Development Potential Subject to Purchasers Requirements and the Necessary Planning Permissions General Purpose Agricultural Building & Additional Store Highly Sought After Yet Convenient Rural Location Close to Excellent Transport Networks Viewing Strictly by Appointment Only For Sale by Public Auction at The Golden Lion Hotel on Tuesday 12 th April 2016 at 7.00pm FOR SALE AS A WHOLE GUIDE PRICE: 800,000

3 INTRODUCTION Standard Hill Farm comes to the market following the bereavement of Mrs Selena Mary Hart who was born, raised and lived her life at Standard Hill Farm. The farm stands approximately three miles to the north of Northallerton. It is situated off its own private driveway which leads to its slightly elevated position offering truly exceptional views out over the surrounding countryside. The offering of Standard Hill Farm represents a unique opportunity to acquire a landed rural property in this picturesque yet convenient area of North Yorkshire which enjoys tremendous potential for development, refurbishment and scope for a number of farming enterprises subject to Purchasers requirements and the necessary planning permissions. Although presently laid to grass the land would ideally lend itself to ploughing, livestock, grazing or development as an equine property. SITUATION Northallerton 3 miles Darlington 12 miles A.19 8 miles Teesside 16 miles Richmond 13 miles Stokesley 12 miles Catterick 13 miles Bedale 10 miles A.1 8 miles The property is very well situated in relation to the surrounding centres of commerce and is particularly convenient for Northallerton and Darlington. The property sits in particularly attractive open countryside with panoramic views to all sides over to the Hambleton Hills. This area of North Yorkshire is situated between the Yorkshire Dales and the North Yorkshire Moors National Park and is approximately an hour from the Coast at Whitby, Scarborough and Redcar. The nearby town of Northallerton offers an excellent range of amenities, services and shopping together with a full and comprehensive range of educational, recreational and medical facilities together with twice weekly markets. Further excellent amenities, facilities etc. are available in a number of other nearby market towns. The property is situated within 8 miles of the A.1 and A.19 trunk roads which offer excellent access to all centres of commerce north and south and link into the main arterial road networks of the UK, particularly the A.66 which provides for excellent networks east and west. There are mainline train stations at Northallerton and Darlington linking London to Edinburgh and bringing London within 2 ½ hours commuting time. AMENITIES Schools this area is well served by good state and independent schools. Primary Schools to be found at Brompton, Northallerton and Great Smeaton. Comprehensive Schools at Northallerton, Darlington, Richmond, Stokesley and Yarm. Independent Schools at Darlington, Teesside, Barnard Castle, Ampleforth and Cundall. Walking & Cycling - this area is very well served for attractive walking, cycling with some particularly attractive countryside to be found in and around this area of North Yorkshire and extending over to the Hambleton Hills and beyond. Shooting & Fishing - the property is attractively placed in an area renowned for its quality shooting and good fishing and is close to local rivers and ponds. Horse Riding & Hunting The property sits in an area with a good network of quiet country lanes and bridle paths and is within the Hurworth Hunt country and within very easy and convenient boxing distance of the Bedale, Bilsdale, Durham and York & Ainsty Packs. Racing - to be enjoyed at Thirsk, York, Ripon, Catterick, Doncaster, Redcar, Newcastle, Sedgefield and a number of other renowned tracks which are within easy travelling distance. Golf Romanby, Thirsk, Bedale and Catterick. International Airports - Durham Tees Valley, Newcastle, Leeds/Bradford and Manchester is easily accessible via the Transpennine line that calls at Northallerton. DESCRIPTION Standard Hill Farm comprises a traditional grass based livestock farm extending to in excess of 63 acres (25 hectares) or thereabout in a good ring fence with access onto two roads. At present the land is laid to grass but has potential for ploughing out subject to Purchasers requirements. At present there are four small ponded areas on the farm which could be developed as the property enjoys a high amenity and landscape value and offers tremendous scope for development both residentially and from an agricultural / amenity point of view. STANDARD HILL FARMHOUSE The main farm steading presently comprises a brick built with upper rendered and brick relief 4-bedroomed detached farmhouse dating from approximately 1940 which is predominantly single glazed with leaded and coloured glass upper panelled windows. It has enjoyed the benefit of UPVC sealed unit double glazed front and rear doors with etched and leaded glass lights to side. The property has a small tiled roof, oil fired central heating and stands in well delineated gardens and grounds to all sides. The house stands in a slightly elevated position with panoramic views and a south easterly aspect overlooking attractive grass paddocks to front and rear. ACCOMMODATION In through UPVC sealed unit double glazed front entrance door with leaded and coloured glass lights to side into: Entrance Hall 4.93m x 2.10m (16 2 x 6 11 ) Stairs to first floor. Ceiling light point. Fitted picture rail. Door to understairs storage cupboard. Double radiator. Telephone point. Access to:

4 Sitting Room 4.49m x 4.11m (14 9 x 13 6 ) max into bay Feature tiled fireplace, mantle shelf and hearth. Fitted picture rail. Ceiling light point. TV and telephone points. Double radiator. Windows to two sides. Living Room 4.49m x 4.11m (14 9 x 13 6 ) max into bay window. Fitted picture rail. Feature fireplace comprising mahogany surround and mantle shelf with inset mirror. Tiled backplate and hearth. Inset open grate. Double radiator. Kitchen 4.08m x 3.20m (13 5 x 10 6 ) With range of light oak fitted base and wall cupboards and work surfaces. UPVC sealed unit double glazed door out to rear. Centre ceiling light point. Tiled splashbacks. Scullery / Utility 4.11m x 3.20m (13 6 x 10 6 ) With brick pedestal mounted earthenware sink. Space and point for oil fired central heating boiler. Space for LPG gas cooker. Ceiling light point. UPVC sealed unit double glazed door out to rear with central light and double radiator. Downstairs Bathroom 2.03m x 2.13m (6 8 x 7 ) With suite comprising mahogany panelled bath with mixer tap and shower attachment over. Matching pedestal wash basin and WC. Half tiled walls. Double radiator. Ceiling light point. Stairs to First Floor with attractive mahogany staircase with art deco spindles and balustrade leading up to: First Floor Landing 2.13m x 4.77m (7 x 15 8 ) With fitted picture rail. Ceiling light point. Feature picture window offering tremendous views out over surrounding countryside. Double radiator. Bedroom No m x 4.11m (12 6 x 13 6 ) Fitted picture rail. Centre ceiling light point. Overbed light pull. Double radiator. Original fireplace comprising mahogany surround with a tiled backplate and inset grate. Bedroom No m x 4.11m (12 6 x 13 6 ) Ceiling light point. Fitted picture rail. Double radiator. Overbed light pull. Original fireplace with mahogany surround, tiled hearth and backplate with inset open grate. Windows to two sides. Bedroom No m x 3.01m (13 6 x 9 11 ) Ceiling light point. Overbed light pull. Double radiator. Fitted picture rail. Bedroom No m x 4.11m (9 11 x 13 6 ) With double radiator. Ceiling light point. Fitted picture rail. Bathroom 2.18m x 2.08m (7 2 x 6 10 ) With original suite comprising enamelled bath, matching Royal Doulton washbasin and WC. Ceiling light point. Built in airing cupboard with shelved storage and radiator. FORMER FARMHOUSE & RANGE OF TRADITIONAL FARM BUILDINGS There is an attractive and substantial range of traditional brick built farm buildings incorporating the original farmhouse together with garaging and enclosed vegetable garden to front. The original farmhouse and farm buildings are in an attractive courtyard setting; they enjoy significant potential for refurbishment and conversion either to provide additional residential accommodation, annexed accommodation or holiday cottages subject to obtaining the normal Planning Consents, building regulations etc. At present the accommodation extends to: (refer to floor plan for assistance). In through front door into: Passageway 4.57m x 1.08m (15 x 3 7 ) Giving access to: Front Room 3.55m x 5.03m (11 8 x 16 6 ) Concrete floor. Beamed. Ceiling light point. Front Room 4.69m x 4.57m (15 5 x 15 ) Brick set floor. Beamed ceiling. Former inglenook fireplace with strong beam over. Mantle shelf. Chimney breast alcove seat. Window to front. Door to rear giving access to staircase. Internal door gives access to: Additional Room 1.83m x 3.01m (6 x 9 11 ) Beamed ceiling. Picture window. Off the Entrance Hallway is a: Rear Hall Area 5.28m x 2.20m (17 4 x 7 3 ) Stairway to first floor. Door to rear gives access to: Stairs to First Floor Room 4.42m x 4.03m (14 6 x 13 3 ) Room 4.34m x 3.91m (14 3 x ) Room 4.74m x 5.15m (15 7 x ) Small Room T Fall 3.05m x 1.85m (10 x 6 1 )

5 Lean to Store 4.98m x 1.98m (16 4 x 6 6 ) Concrete floor. Corrugated and beamed ceiling. Door out to rear garden. Internal door gives access to: RANGE OF FORMER AGRICULTURAL BUILDINGS Former Dairy 3.88m x 3.55m (12 9 x 11 8 ) Concrete floor. Beamed ceiling. Inset skylight. Door to; Beast Housing 5.33m x 3.55m (17 6 x 25 4 ) Concrete floor. Six stall standing with three dividers. Further door from Dairy gives access to: Storage / Utility Area 3.98m x 3.45m With internal dividers. Door to: Byre 15.24m x 4.52m (50 x ) Seven stalls with fitted hayracks and original milking line. Beamed ceiling. Channelled concrete floor. Runs through into the single storey outbuildings. Pair of Stables 10.22m x 4.67m (33 7 x 15 4 ) With internal stalling. Adjacent Cart Shed 4.57m x 4.79m (15 x 15 9 ) Comprising twin cart shed. Granary over Cart Shed 4.57m x 4.79m (15 x 15 92) Beamed. External stone steps. Detached Brick Built with Pantile roof Block of 3 Stables. 45 x 15 MODERN FARM BUILDINGS John Teasdale Constructed Building 9.14m x 18.29m (30 x 60 ) With: Attached Lean To 4.57m x 18.29m (15 x 60 ) T Fall. Corrugated with full opening to one side. Detached Machinery Store 3.66m x 6.40m (12 x 21 ) Adjacent Lean To 3.88m x 11.50m (12 9 x 37 9 ) Timber framed with corrugated roof and sides. Barn opening to one end. LAND (Schedule of Land on Page 7) The land lies well in relation to the steading in an oblong arrangement bordered by the A.167 to one side and Brompton Lane to the other and enjoying access from both. It would ideally lend itself to the development of gallops for equine enterprises. It is laid currently to grass but has scope for ploughing out subject to purchasers requirements and the necessary farming regime. At present there are four small pond areas which could be developed from an amenity point of view. It is currently graded class 3 according to the land classification map for England and Wales. SERVICES Mains Water. Main single phase electricity. Foul drains to the farmhouse is to a septic tank situated at the rear of the farmhouse. Oil fired central heating. BT telephone connection. COUNCIL TAX BAND We are verbally informed by Hambleton District Council that the Council Tax Band is Band E. The present annual charge is 1, SPORTING RIGHTS The sporting rights are in hand and are included in the sale. BASIC PAYMENT SCHEME The land is registered for entitlements to the Basic Payment Scheme. In additional to the purchase price of the farm the buyer will be obliged to purchase hectares of basic payment entitlements in the sum of 5,000. The vendors will use their best endeavours to transfer the basic payment entitlement. The buyer will contribute 300 plus VAT towards the cost of transferring entitlements which will be co-ordinated by Northallerton Auctions Ltd. GENERAL REMARKS & STIPULATIONS VIEWING Strictly by appointment with Northallerton Estate Agency Tel: (01609) It is envisaged that block viewings will be undertaken and will be advised upon application to the Agency and will also be advised in the press. TENURE The farm is freehold with vacant possession upon completion. TENANTRIGHT MATTERS The vendors will make no claim for tenantright matters and the purchaser will make no claim for dilapidations. EASEMENTS & RIGHTS OF WAY The property is sold subject to and with the benefit of all rights of way whether public, private, light, water, drainage, sewage, support and easements and to all other restrictive covenants and existing proposed wayleaves for masts, pylons, stays, cables, drainage, water, gas and other pipes whether mentioned in these particulars or not. Details of any rights of way and easements will be included in the legal pack which is being prepared by Messrs Freeman Johnson, the Vendors Solicitors at 222 High Street, Northallerton, North Yorkshire DL7 8LX. Wooden framed externally corrugated clad.

6 BOUNDARIES The Vendors will only sell such interest that they have in boundary fences, walls, ditches, hedges and other boundaries separating this property from any other property not belonging to them. Where the boundaries are marked by inward facing T marks these are understood to be the responsibility of the buyer(s). FIXTURES & FITTINGS Only those fixtures and fittings referred to in these sales particulars are included in the sale. ASBESTOS With Regard to any asbestos on the holding, a detailed Asbestos Survey has not been carried out. On completion of the sale, it will be the responsibility of the buyer(s) to comply with the Control of Asbestos Act at Work Regulations 2012 and to seek professional advice as to the future management of this material. Inclusion of this paragraph does not confirm or deny the existence of asbestos on the property. HEALTH & SAFETY This property remains a working farm therefore we would ask you to be as vigilant as possible when conducting your viewing and to keep away from any machinery that may be present and not to climb on any structures or buildings. With reference to the former farmhouse it is advisable to offer extreme caution when viewing the upper storey of the former farmhouse and children are specifically excluded from the upper storey. METHOD OF SALE The property is to be offered for sale by Public Auction. If after viewing the property you are seriously interested then please register your interest with Mr T W Pennington at an early stage so that you can be kept informed should there be any change to this proposed method of sale. AUCTION CONDITIONS The sale will be conducted under standard auction conditions with the successful purchaser being required to sign a contract in respect of the purchase and pay a 10% deposit immediately after the fall of the hammer. This will constitute exchange of Contracts. The completion monies are payable on or before the date set for completion in this case Tuesday 10 th May TELEPHONE BIDS In the event prospective purchasers cannot attend the auction and are considering making telephone bids then they should make arrangements with the auctioneer, Mr Tim Pennington at least seven days prior to the auction and confirm and provide their proof of identity. They should confirm their intention to bid by telephone or writing and also confirm in writing that they have authorised their Solicitor to make arrangements with the Vendors solicitors with regard to the payment of the 10% deposit in the event of their bid being successful. CONTRACT FOR SALE The contract for sale and the local searches will be available for inspection by prior arrangement with the vendors solicitors office for at least 14 days prior to auction. DIRECTIONS Heading north on the A.167 Northallerton to Darlington road approximately 2 miles on the right hand side. The property will be clearly signposted both on the A.167 and Brompton Lane by a Northallerton Estate Agency For Sale board. PLEASE NOTE: The farm lies within the area of a registered battlefield site with English Heritage. There is no Management Plan for this particular site. AUCTION PACK The auction pack will be available for 14 days prior to auction at Messrs Freeman Johnson, 222 High Street, Northallerton DL7 8LX. Additional packs can be ordered at a cost of 25 directly from the Solicitors. MONEY LAUNDERING REGULATIONS Due to the money laundering regulations a cash deposit will not be accepted. Cheques or bankers drafts are acceptable together with proof of identity. We would recommend if you are seriously interested that proof of identity is supplied to us prior to the night of the auction, however, on the night of the auction we will require proof of identity to include passport and/or picture driving license together with utility bill confirming address. PLAN A plan is attached for information only to show the boundaries of the site. MODE OF OFFERING To the property is to be offered for sale by Public Auction at 7.00pm on Tuesday 12 th April 2016 at The Golden Lion Hotel, Northallerton. Mr T W Pennington BSc (Hons) MRICS will be the auctioneer on the evening and if you would like to discuss anything relating to the sale please do not hesitate to contact him on (01609) Legal enquiries relating to the title should be addressed to the Vendors Solicitor, Mr Hugh Wrigley of Messrs Freeman Johnson, 222 High Street, Northallerton, North Yorkshire DL7 8LX.

8 SCHEDULE Field No Has Crop Grass Grass Grass Grass Grass Grass Grass Grass Grass Grass Grass Pond Field 0.18 Steading Has (63.77 Acres)

COMMITMENT Northallerton Estate Agency does not seek to avoid our criminal and civil liabilities by the use of cleverly worded small print.

Please note that unless stated otherwise: These particulars have been prepared in all good faith to give a fair and overall view of the property.

outline only for the guidance for intending purchasers and do not constitute, nor constitute a part of, an offer or Contract.

If such details are fundamental to purchase, purchasers must rely on their own enquiries.

We have NOT been instructed to carry out a physical survey of the property, a structural survey nor to test any of the services, fixtures, fittings or appliances which

Any equipment appliance or service mentioned, has not been tested by us, nor is it the subject of any guarantee.

All others are excluded regardless of their inclusion of any photograph.

9 COMMITMENT Northallerton Estate Agency does not seek to avoid our criminal and civil liabilities by the use of cleverly worded small print. Our staff have undergone training and follow set procedures, but it is not possible for us to guarantee that everything written in our sales particulars is accurate. Please note that unless stated otherwise: These particulars have been prepared in all good faith to give a fair and overall view of the property. If any points are particularly relevant to your interest in the property, then please ask for further information/verification These particulars are set out as a general outline only for the guidance for intending purchasers and do not constitute, nor constitute a part of, an offer or Contract. All descriptions, dimensions, measurements, distances referred to, are given as a guide only and are NOT precise. If such details are fundamental to purchase, purchasers must rely on their own enquiries. All statements do not constitute any warranty or representation by the Vendor or his/her Agents. We have NOT been instructed to carry out a physical survey of the property, a structural survey nor to test any of the services, fixtures, fittings or appliances which pass through, in, on, over, under or attached to the property (whether or not referred to in these particulars). Any equipment appliance or service mentioned, has not been tested by us, nor is it the subject of any guarantee. Any plans may not be to scale and are for identification purposes only. Items included in the written text are included in the sale. All others are excluded regardless of their inclusion of any photograph. You should place no reliance on anything stated verbally by any of our staff unless the matter is confirmed by us in writing. If any issue (included or not in these particulars) is of major important to your interest in this property, please ask us for further information. In the event of any grievance, via our in-house complaints procedure we will consider why we may not have given you the high standards you have a right to expect from us. Should you then still be dissatisfied, we will advise you of the options of mediation, arbitration or civil action which you may pursue your complaint. N252 Printed by Ravensworth CHARTERED SURVEYORS, AUCTIONEERS, VALUERS AND ESTATE AGENTS T.W. Pennington B.S.c. (Hons), M.R.I.C.S.

GREATFIELDS STOKESLEY ROAD, NORTHALLERTON DL6 2UA

GREATFIELDS STOKESLEY ROAD, NORTHALLERTON DL6 2UA A SUBSTANTIAL DETACHED FAMILY HOUSE ON HALF ACRE PLOT OFFERED TOGETHER WITH EXTENSIVE OUTBUILDINGS, HARDSTANDING & WORKSHOP FACILITIES Immaculately Presented