7 bedroom house

A beautifully situated historic residential holding enjoying complete privacy and seclusion and breathtaking views of open countryside. Now in need of substantial roof repairs and refurbishment. In all about 26 acres.
For Sale by Livestream Auction on 22nd September at 3pm.

* CASH BUYERS ONLY *

An archaeological survey of 2006 revealed the farm itself was first documented within the 14th century, mentioning Benedicte De Godyham. There are no listed buildings within the holding but the farmstead is of historic importance. Godhams Farm is now centred upon a 17th Century period farmhouse boasting typical characteristics of the era and is set in the most idyllic surroundings, ring fenced by its own land. The property is approached down a long private drive providing complete privacy and seclusion which is getting harder and harder to find in today’s world. In brief the property comprises a stone built farmhouse under a slated roof and unusually is not listed allowing greater freedom to customise the property to ones individual taste. At present the accommodation comprises an entrance porch which leads to a large dining room with impressive inglenook fireplace, French doors lead through to a sitting room enjoying a dual aspect and corner fireplace. The kitchen is a good size and has a traditional farmhouse style kitchen with French doors opening to an orangery overlooking the swimming pool, taking full advantage of the fabulous views. From the dining room door leads through to what could be an annexe. Here there is a living room, kitchen/study and bedroom with shower and dressing room. On the first floor level are 5 bedrooms with 3 en-suites and the master has a balcony. An external set of stairs gives access to a flat above the annexe, currently providing two bedrooms, bathroom and a kitchen/living area.   Planning consent was granted in the 1990’s for a two storey extension off the kitchen, the project was started and brought up to damp course level but never finished. We understand that this consent is still valid but prospective purchasers must make their own investigations with regard to this matter.

BASIC PAYMENT SCHEME
The land is eligible for the Basic Payment Scheme however there are no entitlements included in the sale.

GENERAL REMARKS
Please refer to our auction page for full details of the Conditions of Sale, Buyers Guide - Livestream Auctions, How-To Guide - Livestream Auctions and remote bidding form - auctions

TENURE & POSSESSION
The property is of a Freehold tenure with vacant possession available upon completion of the purchase. Please note the completion date will be 28 days from the auction date.

METHOD OF SALE
Method of sale The property will be offered for sale by online livestream auction on 22nd September 2021 at 3pm. . It is possible that properties may be withdrawn/sold prior to the Auction. It is advisable for interested parties to register their interest with us and it is their responsibility to check with the Auctioneers whether a particular lot will be offered, or if it has been withdrawn.

RESERVE PRICE
The reserve price represents the seller’s minimum acceptable price at auction and the figure below which the auctioneer cannot sell. The reserve price is not disclosed and re-mains confidential between the seller and the auctioneer.
Both the guide price and the reserve price can be subject to change up to and including the day of the Auction.

AUCTION PURCHASER REGISTRATION
All potential purchasers are required to register their details with Greenslade Taylor Hunt prior to the commencement of the auction by completing a Remote Bidding Form. Further details and a remote bidding form are available on the website under the land and property auction section.

CONDITIONS OF SALE
If you are the successful Buyer of any Lot, you will - from the moment the Auctioneer's gavel falls - become legally bound by the Conditions of Sale in relation to that Lot. Further details are available from the Agent. It will be assumed that you have read and considered the Conditions of Sale and any other relevant documents for the Lot (s) you are interested in before the day of the Auction, that you have shown them to your professional advisors and taken their professional advice before bidding. All buyers will be deemed to fully understand what they may be liable for if successful in purchasing. This should also include Stamp Duty Land Tax, Land Registry fees and VAT which may become payable on completion. If a potential purchaser is in any doubt they should seek advice from their own professional advisors.

BUYER’S ADMIN FEE
The successful purchaser(s) will be liable to pay a Buyers Administration fee in accordance with the scale listed within Buyers Guide - Livestream Auctions available to view under the land and property auction section of our website
AUCTION PACK TO INCLUDE CONTRACT OF SALE
Prospective purchasers wanting a copy of the Auction Pack should contact the Vendor’s Solicitor direct – Terese Kingman— Risdon Hosegood Solicitors 210 Bank Chambers, Dulverton, Somerset, TA22 9BU [use Contact Agent Button] Telephone:[use Contact Agent Button].

HEALTH & SAFETY
Our Health and Safety policy requires all interested parties undertaking viewings of this property must wear their own appropriate Personal Protection Equipment (PPE). If interested parties do not adhere to our policy and view the site unaccompanied (or without PPE) then they do so at their own risk and we/the seller cannot be held liable for any personal injury or associated claim for compensation. Please note the property is in a state of disrepair and there are floorboards on the first floor which have failed. The first floor is therefore a prohibited area.
The 25 acres of Godhams Farm have never been treated with modern chemicals and the abundance of flora is testimony to that and as a result of the home field has been designated a county wildlife site.

SERVICES
Private spring watering, private drainage and telephone connection. There is no mains electricity connected the vendor has previously used a wind turbine which is no longer in use. The selling agents have an estimate from Western Power for a new supply and agreement from the affected land owners, for more information please contact the selling agents. Other renewable alternatives are available.

SPORTING RIGHTS
We believe to be in hand and run with the freehold.

The property is situated at the end of a long private drive enjoying complete privacy and seclusion, surrounded by farmland. The quaint village of Upton is situated in the Brendon Hills and forms a fine base from which to engage in a number of rural activities including riding, fishing, shooting, hunting, walking, with Wimbleball Lake nearby offering wonderful opportunities to fish and sail. Many of the renowned attractions of Exmoor, the Quantocks and the rugged coastline of West Somerset and North Devon are within easy motoring distance. Shopping and other facilities are available at various nearby centres including Wiveliscombe (appox 8 miles), Dulverton (approx 7 miles), Bampton (approx 6.5 miles), Williton (approx 11 miles), Minehead (approx 18 miles), along with the County Town of Taunton which is about 18 miles distant.

The gardens and grounds surround the house and have been left to natures way of late but formerly there were areas of lawn, a swimming pool and a range of traditional outbuilding outbuildings but only the walls now remaining. However this provides a footprint should you want to replace them. Adjacent to the gardens is a beautiful duck pond together with a Car Port and Pole Barn (5m x 12.19m). Above the house is a large clear span covered barn above containing 3 American Block Stables (18m x 11m) currently used for storage.

THE LAND
The land surrounds the house and is contained within a ring fence comprising 5 enclosures of pastureland and parcel of mature woodland and scrub. The land has never been treated with chemicals and the abundance of flora is testimony to that. Subsequently the field closest to the house is designated a county wildlife site further adding to the amenity apeal. The land has a great deal of sporting potential due to the topography and is perfect for agricultural, equestrian or other amenity uses. In total the property extends to approximately 26.47 acres, as shown on the attached identification plan.



Marketed by: Greenslade Taylor Hunt, Taunton Sales