Lower Farm

General Overview
An attractive Traditional Staffordshire Farmhouse with adjoining land set in the centre of the pretty village of Hilderstone.

The property comprises of a three-storey farmhouse with adjoining pasture with the property extending to 27.464 acres (11.115 Ha) or thereabouts.

Location
HIlderstone is an attractive village offering a range of local amenities including a pub, church and village hall with an active community ethos. Positioned between the market towns of Uttoxeter and Stone, it is a beautiful rural location within close proximity of a wider range of amenities and facilities a short drive away.

Lower Farm is well located for access to the regional road network in the locality with the A51, A34 and Junction 15 of the M6 a short distance away. Excellent train links via Stafford to London Euston, Manchester Piccadilly and Birmingham New Street are also close by.

There are highly thought of Schools for both primary and secondary education in nearby Stone and Stafford.

Directions
From Uttoxeter, take the B5027 (Bramshall/Uttoxeter Road) out of Uttoxeter, heading west towards Stone. Continue along the B5027 for approximately 8.5 miles, travelling through the villages of Bramshall, Field, Coton Hill and Milwich. After passing through Milwich, at the large crossroads, turn right on to the B5066 Sandon Road towards Hilderstone. In the centre of the village you will find Lower Farm located on the right hand side as denoted by our "For Sale" board.

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Description
This is an amazing opportunity to purchase a detached Grade II Listed three storey farmhouse occupying a prominent position in a sought after village. The adjoining pasture land lies to the north and east of the farmhouse and extends to 27.16 acres (10.97 Hectares).

The farmhouse requires full modernisation throughout but offers good sized accommodation over three floors with a farmhouse kitchen and pantry off, utility room, two principal reception rooms, 4 bedrooms, a bathroom and three good size attic rooms.

The farmland is split into a useful paddock with direct road access with track access to the land to the rear of the farmhouse. Extending to 27.16 acres (10.97 hectares), the land is laid to permanent grass and has been used for sheep grazing.

The property provides a great opportunity to purchase a bit of Staffordshire history in this unique location.

Lower Farm Farmhouse
Lower Farm Farmhouse occupies a prominent position in the heart of Hilderstone village. Requiring full modernisation throughout offering an opportunity to create a beautiful family home.

Lower Farm is accessed off Sandon Road and includes the access driveway, courtyard area and shed which forms part of a larger shared garage block. It is understood the property sits within the Hilderstone Conservation Area.

Boot Room (9' 1'' x 8' 0'' (2.77m x 2.45m))
Small entrance hallway from the back door with tiled floor

Snug (14' 5'' x 9' 0'' (4.40m x 2.75m))
Currently used as a utility room with a washing machine point

Kitchen (16' 6'' x 11' 7'' (5.03m x 3.53m))
With original Butlers sink and large former fireplace

Utility/Pantry (16' 1'' x 6' 9'' (4.91m x 2.05m))
Split into 2 rooms with shelves to the walls and ample space for storage

Dining Room (14' 10'' x 14' 4'' (4.51m x 4.37m))
With feature Stone fireplace with open fire and wooden beams to ceiling

Front Hallway
With stairs leading to the first floor, room for coats and an understairs cupboard

Sitting Room (14' 2'' x 13' 9'' (4.31m x 4.20m))
Timber beams to the ceiling and a feature brick fireplace

First Floor

Bathroom (11' 10'' x 7' 3'' (3.61m x 2.21m))
With suite comprising of a Bath, W.C. and basin with the hot water cylinder for the property

Bedroom 1 (14' 11'' x 14' 6'' (4.54m x 4.42m))
Large front facing double bedroom with timber beams to ceiling.

Bedroom 2 (14' 4'' x 14' 0'' (4.36m x 4.26m))
Large double bedroom with timber beams to ceiling.

Bedroom 3 (14' 6'' x 9' 1'' (4.43m x 2.77m))
With steps leading from the landing area to a double bedroom with front window aspects

Bedroom 4 (12' 4'' x 11' 10'' (3.77m x 3.60m))
Good sized double bedroom with built in cupboard

Second Floor

Attic Room One (20' 9'' x 14' 5'' (6.33m x 4.39m))
Double room with large timber roof beam

Attic Room Two (14' 10'' x 14' 5'' (4.52m x 4.40m))
Double Room with wooden floor

Attic Room Three (14' 6'' x 8' 2'' (4.41m x 2.49m))
Large double room with wooden floor

Externally
The farmhouse is approached via a private driveway leading from Sandon Road which curves around the rear of the property providing shared access to the neighbouring barn conversions.
There is an ample parking area immediately to the rear of the farmhouse leading to the backdoor. A small lawned area adjoins this which houses the septic tank for the farmhouse and there is an additional lawned area behind the shared garage building. The shed belonging to the farmhouse in the shared garage building is the nearest one to the farmhouse. To the front of the property, there is a small gravel patio garden with partial stone wall to the Sandon Road.

EPC Rating
G

Council Tax
Band G

Services
Mains water and mains electricity are connected to the Farmhouse. The drainage is understood to be via a private septic tank system located in the rear garden of the farmhouse. Purchasers will have to satisfy themselves as to the working order of the septic tank.

There is no heating system within the farmhouse.

The Paddock 0.88 acres (0.358 Ha)
The Paddock lies adjacent to the Farmhouse and benefits from direct road access set back off the Sandon Road. The field has good timber post and rail fencing or mature hedgerows to its boundaries.
The field is level and laid to permanent pasture, having been used for sheep grazing in recent years. The paddock is situated within the Hilderstone Conservation Area.

Grassland 26.24 Acres (10.62 Ha)
To the rear of the farmhouse with its own separate access from the track around the property, sits the grassland which extends in total to approximately 26.24 Acres (10.62 Ha). Currently split into 2 field parcels, the land is gentle undulating and laid to permanent pasture.
It is classified as Grade 4 under the MAFF agricultural Land Classification Scheme and is situated within a Nitrate Vulnerable Zone. The land has a mixture of good boundary fencing and mature hedgerows and has been used for sheep grazing in recent years.

There is a useful cattle corral adjacent to the main entrance in to the field by the adjoining front Paddock.

General Information

Rights of Way, Wayleaves and Easements
There is a right of way over the access track for the benefit of the owners of the barn conversion properties within the courtyard area of Lower Farm. It is understood there is a maintenance agreement in place for the owners of the barns and the farmhouse contribute to the upkeep of the courtyard and driveway. Further details are available on request.

Both paddocks are crossed by public footpaths, namely Hilderstone 4, 5 and 7.

The paddock is crossed by an Electricity line which has a Wayleave in place.

Tenure and Possession
The property is to be sold Freehold with vacant possession.

Basic Payment Scheme
We understand the land has not been registered for the Basic Payment Scheme and there are no entitlements held for the land.

Local Authority
Stafford Borough Council, Riverside, Civic Centre, Stafford, ST16 3AQ

Solicitors
Hugh James Solicitors, 2 Central Square, Cardiff, CF10 1FS
Tel: 029 2267 6010
Ref: TBC

Method of Sale

Conditions of Sale
The property is for sale by Informal Tender and all offers should be made in writing with proof of funds to the selling agents by the specified Tender Date. The successful purchaser will be required to exchange contracts within two weeks of the receipt of a draft contract.

Viewing
Strictly by Appointment only. Please contact our Uttoxeter office to book a viewing on 01889 562811.

Money Laundering Regulations
Due to recent changes in legislation, all buyers must provide relevant documentation in order to provide proof of their identity and place of residence. The documentation collected is for this purpose only and will not be disclosed to any other party. This documentation must be provided at the time the offer is submitted.

Agents Notes
Bagshaws LLP have made every reasonable effort to ensure these details offer an accurate and fair description of the property but give notice that all measurements, distances and areas referred to are approximate and based on information available at the time of printing. These details are for guidance only and do not constitute part of the contract for sale. Bagshaws LLP and their employees are not authorised to give any warranties or representations in relation to the sale.