Preliminary particulars of sale of: MOUNT FARM Blackford, Carlisle, Cumbria, CA6 4ER (Carlisle 4 miles) Detached Farm House, Annex and Farm Buildings together with 31.28 acres (12.6 ha) of land. Ideally suited to the lifestyle buyer For Sale as a whole by Private Treaty Guide Price 670,000
LOCATION / DIRECTIONS: The Farm benefits from a close connection to good road and rail links. From Junction 44 of the M6 motorway follow the A7 North, Take the third road on the right, signposted Kirklinton/Scaleby/Cliff/Longpark. Take the first road right signposted Scaleby/Brampton, take the first road right and the farm is 400m on the right. See the plans below and the Sale Plan attached at the end of these particulars.
DESCRIPTION: Mount Farm B&B has been operating as a successful Bed and Breakfast business for a number of years. The accommodation has been extended to provide facilities for the B&B in The Stable and The Barn. The B&B has a 5 star rating on Trip advisor and a 4 star rating on enjoyengland.com. More information on the B&B can be found at www.mount-farm.co.uk A substantial brick built farmhouse with part rough cast finish under a slate roof extending to 2673.9 sq ft, the property benefits from Upvc doors and windows throughout, full oil fired central heating system and mains services. The property comprises a 3 bedroom detached house which has been extended into the attached buildings, The Stable contains a hall, with separate WC, lounge and 2 en-suite bedrooms. In the yard to the rear of the property there is a detached converted building, The Barn provides further accommodation with a kitchen/utility area and two en-suite bedrooms. To the front of the property there is a detached 2 bedroomed timber Chalet. Attached to the house there are former byres and stables, there is a detached garage and agricultural buildings. The property is 100m from the public highway, the driveway to the property is concreted and the owners have a freehold title, the neighboring cottages have a right of way over the drive. The property is surrounded by 32 Acres land in a ring fence, all fields are well fenced and mains watered. There are fantastic views from the property of the Scottish hills, Pennies and the Lakeland fells. FARMHOUSE ACCOMMODATION: Ground Floor: Porch Leading into front garden. Timber clad, with stairs to first floor. Access to the Conservatory and dining kitchen. Lounge Containing an airing cupboard with GLENHILL water tank. There is a Mahogany fireplace with tiled back and hearth containing an open fire. Conservatory Accessed from the front hall and the lounge. It is constructed of Upvc and as double doors to the front garden. Wall mounted radiator. Hall (rear) Access to the rear yard.
Utility Room Recently refurbished, window to the rear elevation. Containing WC, Storage cupboards and plumbed for an automatic washing machine. Kitchen/Dining Room The kitchen area has tiled walls and floor with a window to the rear elevation. there are fitted wall and floor units and a wall mounted radiator. There is a walk in storage cupboard. The worktops have two SS sinks and drainers. The STOVES range cooker has three ovens and a 5 ring hob. The dining area has fitted cupboards and shelving with glazed doors. The Marble fireplace has a lined chimney and currently contains an electric fire. The French Doors lead to the front garden. First Floor Landing area leading to all rooms Bedroom 1 Double bedroom with window to the front elevation. Fitted with the corner shower cubicle Bedroom 2 Double bedroom with a window to the front elevation. Walk in storage cupboard, fitted wardrobe and storage. Bedroom 3 Open to the eaves with window to the rear elevation. Family Bathroom Containing WC & WHB, shower cubicle, bath with mixer shower head. The room is fully clad with Laminate wall and ceiling panels Separate WC & WHB
THE STABLE ACCOMMODATION The Stable has an external entrance door to the rear of the property and is connected to the original farmhouse, there is disabled access, the accommodation provides. Hall With a radiator and telephone point. The stairs lead to the first floor and have been installed with an ACRON stair lift. Separate WC & Utility Fitted for disabled access. there is a Worcester oil boiler, plumbing for an automatic washing machine and dryer. Lounge Featuring a French door leading to the front garden. 2 radiators and TV point. First Floor: Landing Central landing with access to all rooms. Window to the front of the property Bedroom 1 (front) Double bedroom with window to the front elevation. Exposed timber beams. En-suite room containing WC & WHB, shower cubicle and airing cupboard with GLEDHILL mains pressure water storage. Bedroom 2 (front) Double bedroom with 2 windows to the front elevation, exposed timber beams. En-Suite room with shower cubicle and WC & WHB. THE BARN ACCOMMODATION The Barn Converted from a farm building to provide additional accommodation. There is disabled access to all rooms.
Kitchen/Utility Area Fitted cupboards and worktops, tiled back and SS sink and drainer. Plumbed for an automatic washing machine. Bedroom 1 Double bedroom, window to the front elevation, door leading to an enclosed flagged yard and seating area. En-Suite wet room with WC & WHB, shower part Laminate paneled. Bedroom 2 Double bedroom, with windows to three elevations. En-suite room with Shower cubicle, bath, WC 7 WHB. Airing cupboard with GLENHILL water storage. Outside to the rear of the building there is an enclosed yard with flagged seating area. THE CHALET A timber framed timber clad building, situated to the front of the main farm house, access is from the front garden. The building has Upvc windows and doors, mains water and electricity are installed drainage is to a septic tank. The accommodation comprises: Living area; 2 bedrooms; kitchenette; bathroom with WHB, separate WC & WHB. FARM BUILDINGS: Attached to the farm house there are two loose boxes and two stables with centre hay heck. There is a detached brick built garage with a workshop/fuel store extension. There is a 3 bay Dutch barn constructed of steel and clad in corrugated sheeting, on one end there is lean-to storage and on the other there is a loose box extension. To the rear of the barn there is a 3 bay lean-to loose housing. There are stock handling facilities in the collection area in front of the Dutch barn. DEVELOPMENT OPPORTUNITIES: The buildings offer opportunities for conversion to residential or holiday cottages subject to planning permission. The buildings attached to the farmhouse have previously been passed for planning for self-catering cottages, this permission has recently elapsed. LAND: The land extends to 12.66 hectares (31.28 acres) and provides useful grazing land. There are 11 enclosures two have road access, all fields are connected by gates. Water troughs are fed by mains water supply. The property is shown on the Sale Plan at the end of these particulars.
Schedule of Enclosures Field Number Area (hectares) Area (acres) Farmstead & Entrance Track 0.47 est. 1.16 NY3962 9907 1.99 4.92 NY4061 0196 1.61 3.98 NY4062 1406 0.97 2.39 NY4061 1496 0.48 1.19 NY4061 1689 0.10 0.25 NY4062 2511 1.01 2.50 NY4062 2524 1.61 3.98 NY4062 3309 1.35 3.34 NY4062 3523 1.79 4.42 NY4061 2297 0.89 2.19 NY4061 3197 0.86 2.13 Total 13.13 32.45 N.B. Areas are approximate and are taken from Rural Land Registry maps and Ordnance Survey data including via Promap mapping software
FURTHER DETAILS SERVICES: Mains electricity and water connected. Telephone installed subject to BT regulations. Drainage to the farm house is by septic tank situated in field to the rear of the property. The Stable, & Barn are connected to a septic tank situated to the front of the property. Central heating and hot water are provided by oil boilers. There are separate boilers and oil tanks for each building. Broadband connected. COUNCIL TAX: The farmhouse is scheduled in Band C by Carlisle Council. BED & BREAKFAST BUSINESS: The property has been run as a successful bed and breakfast business by the owners, the business has a regular customer base, bookings are ongoing and are available to takeover by the purchaser at no extra charge, if so required. The gross income from the B&B business for the three previous years as follows: 2013-17,783 2014-20,211 2015-23,976 VIEWING: Strictly by appointment with the Sole Agents: Land Agency Dept., Mitchell s Auction Co. Ltd., Lakeland Livestock Centre, Cockermouth, Cumbria, CA13 0QQ. Tel: 01900 822016. Email: info@mitchellslandagency.co.uk METHOD OF SALE: The property is offered for sale by Private Treaty. The property will be offered for sale in a single lot. The Vendor reserves the right to amend the particulars, withdraw, or exclude any of the property at any time. EXCHANGE OF CONTRACTS & COMPLETION OF SALE: It is anticipated that the exchange of contracts shall take place within one month of an offer being accepted. Completion will take place within four weeks of the exchange of contracts or earlier by arrangement. TITLE: The property has freehold title and vacant possession will be given on completion. The property is affected by the following: A public footpath runs across the land behind the farmstead. The property is sold subject to all existing burdens (covenants, wayleaves, rights of way, easements, quasi-easements, rights of access, ancient monuments, etc.) whether public or private and whether constituted in the title deeds or not. The purchasers will be held to have satisfied themselves as to the nature of such burdens and are advised to contact the Vendor s solicitor in order to do so: DEVELOPMENT CLAWBACK: The property is being sold subject to a development clawback provision. Any increases in the value of the land within 20 years of the completion of the sale, which have resulted from the grant of planning permission for purposes other than agriculture, will trigger a payment by the Purchaser (or any subsequent owner) to the Vendor, or its heirs, of 50% of the increase in value. There are De Minimis provisions intended to ensure that one off planning consents/change of use where the increase in value is less than 10,000 are not subject to clawback. MINERAL & SPORTING RIGHTS: Mineral and sporting rights are included in the sale in so far as they are owned.
BASIC PAYMENT SCHEME (BPS): The land is classified as Non-SDA by the Rural Payments Agency / DEFRA and has been registered for the BPS. The Vendors will make a claim for the 2017 payment if completion is not before the claim deadline date. 31.26 Non-SDA BPS entitlements will be available to the purchaser by separate negotiation. BOUNDARIES: Responsibility for the maintenance of boundaries is indicated by inward facing T marks on the Sale Plan and is from information provided by the Vendor. Where no mark is shown no further information is available. ENVIRONMENT: The farm is not subject to any agri-environment scheme. Insofar as the Vendor is aware, the property is not affected by any environmental, historical, archaeological or other statutory designation. FIXTURES AND FITTINGS: These are mainly included in the sale at no extra charge. The furniture and equipment used for the B&B Business is available to the purchaser by separate negotiation. MONEY LAUNDERING REGULATIONS: Prospective buyers should be aware that in the event that they are successful, they will be required to provide us with documents in relation to money laundering regulations, one being photographic ID, and the other being a utility bill showing their address. VALUE ADDED TAX (VAT): VAT will not be charged on the sale. DATE OF PREPARATION: March 2017.
SALE PLAN
Sole Selling Agents: Land Agency Dept. Mitchell s Auction Co. Ltd. Lakeland Livestock Centre Cockermouth Cumbria CA13 0QQ T: 01900 822016 E: info@mitchellslandagency.co.uk Solicitors: Atkinson Ritson Solicitors 39 High Street Wigton Cumbria T: 016973 43241 E: info@atkinsonritson.co.uk Important Notice Mitchell's Auction Company Limited for themselves and for the Vendor or Lessors of this property, whose agents they are, give notice that: i) the particulars are set out as a general outline only for the guidance of intending purchasers or lessees and do not constitute, nor constitute part of, any offer or contract; ii) all descriptions, dimensions, references to, condition and necessary permissions for use and occupation and other detail are given without responsibility and any intending purchasers or tenants should not rely on them as statements or representations of fact but must satisfy themselves, by inspection or otherwise, as to the correctness of each of them; iii) no person in the employment of MITCHELL'S AUCTION COMPANY LIMITED has any authority to make or give any representation or warranty whatever in relation to this property nor is any such representation or warranty given whether by MITCHELL'S AUCTION COMPANY LIMITED or the Vendors or the Lessors of this property. iv) the vendor reserves the right to sell prior to auction or prior to the closing date. v) it is the responsibility of any intending purchaser to satisfy himself as to the accuracy of any information upon which he relies in making an offer (bid). The making of any offer (bid) for this property will be taken as an admission by the intending purchaser that he has relied solely upon his own personally verified information, inspection and enquiries. Plans, areas and schedules, have been based on Ordnance Survey data using Promap mapping software and on measurements taken using a laser tape measure and are for reference only. Any areas measurements quantities distances referred to are given as a guide only and are not precise. Nothing in these particulars shall be deemed to be a statement that the property is in good structural condition nor that any services, appliances, equipment or facilities are in good working order and no tests have been carried out on any services fixtures and fittings which pass through, in, on, over, under or attached to the property (whether or not referred to in these particulars). The photographs depict only certain parts of the property. It should not be assumed that the property remains as displayed in the photographs. No assumption should be made with regard to parts of the property that have not been photographed. Please ask for further information if required. The photographs shown in this brochure were not necessarily taken when the sales brochure was prepared. Where any reference is made to planning permissions or potential uses such information is given by Mitchell's Auction Company Limited in good faith. Purchasers should make their own enquiries with the Planning Authorities into such matters prior to purchase. The property is sold subject to any Development Order, Tree Preservation Order, town Planning Schedule, Resolution or Notice which may be or be coming into force and the purchaser shall be deemed to have full knowledge of and satisfy himself about provisions of any such matter affecting the property. These particulars have been prepared in good faith and in accordance with the Consumer Protection from Unfair Trading Regulations 2008 to give a fair overall view of the property. If any points are particularly relevant to your interest in the property please ask for further information/verification. Prospective purchasers should note, however, that descriptions of the property are subjective and are used in good faith as an opinion and not as a statement of fact. Please make further specific enquiries to ensure that our descriptions are likely to match your expectations of the property.