East Farm - Whole

An excellent stock rearing farm extending in total to 224.78 acres in total with four bedroom farmhouse and extensive range of traditional stone and modern outbuildings. There is a site with potential planning potential.

Method of Sale
For Sale by Public Auction at 1.00pm Wednesday 27th April 2022 in Ring 1 at Borderway Mart, Rosehill, Carlisle.The property is to be offered for sale in Eight Lots or as a Whole comprising Lots 1, 2, 3 4, 5 and 6. Lots 7 and 8 will be separate Lots and not amalgamated in any way at Public Auction. The Seller reserves the right to split, amalgamate, withdraw, or exclude any of the property shown at any time or to generally amend the particulars or order of sale.

Location
East Farm is located on the fringe of the village of Blennerhasset located 8 miles South West of Wigton and 15.3 miles from the A689 Bypass at Carlisle.

Directions
From the A689 Bypass take the A595 heading West, continue to the roundabout at Thursby and take second exit continuing on the A595, travel for 10.4 miles then turn right signposted Blennerhasset/Baggrow. Within the village at the central green area turn right, East Farm stands on the left hand side at the end of this road.What3Words: sweeter.bullion.paper

Lot 1
Farmhouse, Steading and 139.73 acres

Guide Price
£1,600,000

Description
A traditional stone built farmhouse under a slate roof with rendered front elevation. The property benefits from double glazed windows and oil fired central heating. A ramnge of tradiitional stone outbuildigs providing loose storage, cubcles, stone barns and lambing shed.Modern steel portal frame outbuildings providing cubicles, loose housing, crop and machinery storage.

Porch/Utility Room (4.90m x 2.20m (16'1" x 7'3"))
Timber door to rear yard, tiled floor, plumbing for automatic washing machine, space for drier and chest freezer, electric meter cupboard.

Dining Kitchen (4.50m x 3.40m (14'9" x 11'2"))
Fitted base and wall units, integrated oven and microwave, gas hob (botted gas) with extractor hood above, 1½ bowl single drainer sink unit with mixer tap, plumping for automatic washing machine, vinyl floor covering, spotlight fittings, sliding glazed doors leading to the Living Room.

Living Room (5.00m x 4.50m (16'5" x 14'9"))
Open fire in stone fireplace with timber mantlepiece, feature television display stand, aerial point, exposed beams, ceiling light fitting, radiator.

Inner Hall
Telephone point, ceiling and wall light fittings, large understairs cupboard with flagged floor.

Front Hall
Timber door to front elevation, ceiling light fitting, radiator.

Lounge (4.80m x 4.80m (15'9" x 15'9"))
Window to front elevation, open fire in marble fireplace with timber surround, radiator, ceiling light fitting, aerial point.

Utility Room
Worcester boiler for oil fired central heating, fitted base and wall units, windows to rear and side elevations, ceiling light fitting.

Sitting Room (5.90m x 4.50m (19'4" x 14'9"))
Spacious living room with timber floor, window to front elevation and patio doors to rear elevation, two radiators, ceiling light fitting, ceiling rose and cornices, aerial point.

Bathroom
WC, bath, wash hand basin in vanity unit, shower cubicle with mains shower, heated towel rail, radiator, laminate floor covering, airing cupboard with hot water cylinder, loft access hatch, spotlight fittings, window to side and rear elevations.

Bedroom 1 (5.00m x 4.50m (16'5" x 14'9"))
Double bedroom with window to front elevation, radiator, ceiling light fitting, built in cupboard.

Bedroom 2 (5.70m x 4.50m (18'8" x 14'9"))
Double bedroom with window to front elevation, radiator, ceiling light fitting.

Bedroom 3 (3.80m x 3.50m (12'6" x 11'6"))
Double bedroom with window to rear elevation, ceiling light fitting, radiator.

Bedroom 4 (5.90m x 4.50m (19'4" x 14'9"))
Large double bedroom with window to front elevation, ceiling light fitting, radiator, loft access hatch, blocked off fireplace.

Services
The property benefits from mains water and electricity supply. Drainage is to a septic tank located in the grassed area to the rear of the property. Please note no formal investigation has been carried out as to the operation of the septic tank, these may not meet the current General Binding Rules 2020 and the property is being sold on this basis.Where the land is sold in Lots the respective purchaser(s) will be responsible for splitting the water supply accordingly.

EPC
East Farm Farmhouse has a rating of D.

Council Tax
East Farm Farmhouse is scheduled in Band E payable to Allerdale Borough Council.

Outbuildings
Stone built with slate roof coverings and concrete floors, briefly comprising:Store – 3.50m x 3.80m.Dog Kennel – 3.70m x 3.50m.Store – 3.70m x 3.50m.Store – 3.70m x 5.00m. light and power, uPVC window.Store – 3.70m x 2.4m.Coal Shed – 3.70m x 2.40m.The remainder of the traditional buildings encircle the concrete yard and comprise of the following:2. Former Byre4.80m x 4.00m. Cobbled and concrete floor, four stalls.3. Store 4.00m x 2.90m. Sliding door with profile steel to rear elevation. 4. Cubicle Shed7.50m x 21.20m. Stone slate with profile steel roof, concrete floor, mains water, electric lights, 38 cubicles, door leading to rear concrete yard, sliding door to front concrete yard, pedestrian door to Building No. 15.5. Store7.5m x 2.90m. Stone built with profile steel roof covering, light and power, swing door to front yard.6. Lean-To4.20m x 1.60m. Stone and block construction with profile steel roof covering, electric light.7. Stone Barn15.30m x 6.40m. Stone built with profile steel roof covering, concrete floor, part lofted, electric light and power.8. Workshop5.90m x 8.70m. Stone built with slate roof covering, concrete floor, lofted, electric light and power.9. Stone Barn24.20m x 6.2m. Stone built with slate roof covering, concrete floor.10. Lambing Shed/Former Byre6.70m x 26.80m. Brick and stone built, asbestos cement roof, concrete floor, electric light, mains water, swing door to roadside and pedestrian door to main yard.To the front of this building is a cattle race.11. Covered Concrete YardSteel portal frame with profile steel cladding 12. Implement Shed6.50m x 1.80m. Five bay steel portal frame with concrete panelled walls and profile steel cladding, cement fibre roof covering, electric light, roller shutter door.13. Crop/Grain Store6.50m x 20.00m. Five bay steel portal frame with concrete panel walls, profile steel cladding, asbestos cement roof covering, electric light and mains water.14. Crop/Grain Store9.15m x 31.50m. Steel portal frame with concrete panel walls, profile steel cladding, asbestos cement roof covering, concrete floor, electric light and mains water.15. Cubicle Shed/Dutch Barn7.40m x 25.80m Six bay steel portal frame with corrugated iron roof covering, stone wall, 23 cubicles, feed trough and barrier.16 Loose Housing6.4m x 25.80m. Six bay steel portal frame with concrete panel walls and asbestos cement roof covering, mains water, feed barrier.17. Loose Housing22.50m x 9.85m max. Five Bay steel portal frame with asbestos roof covering, feed barrier, mains water.18. Lean-To 22.5m x 6.50m. Five bay steel portal frame with profile steel cladding.19. Implement Shed17.30m x 13.50m. Three bay steel portal frame with profile steel cladding, hardcore floor.

The Land
The land within Lot 1 extends to 135.63 acres (54.89ha) of excellent quality grazing/mowing and arable land in ten field enclosures and is shown edged red on the attached plan. The majority of the land benefits from mains water.Field number 8 is to be sown to Spring Barley and Fields number 9 & 10 are down to Winter Barley.

Lot 2
34.17 acres

Guide Price
£300,000

Description
What3Words: retaliate.rationed.kickedThe land in Lot 2 extends to 34.17 acres (13.83ha) and is shown edged blue on the attached plan. The excellent quality grazing/mowing land lies in five field enclosures within a ring fence and benefits from mains water and roadside access.

Lot 3
43.72 acres

Guide Price
£375,000

Description
What3Words: drifer.voter.bathsLot 3 is located at Watch Hill and lies in two field enclosures with sheep pens and extends in total to 43.72 acres (13.83ha) and benefits from mains water and roadside access. The land is edged green on the attached plan.

Lot 4
5.61 acres

Guide Price
£50,000

Description
What3words: train.engrossed.navigateThe land is edged pink on the attached plan and comprises a single field enclosure extending to 5.61 acres (2.27ha) benefitting from roadside access and natural water supply.

Lot 5
1.41 acres

Guide Price
£35,000

Description
What3Words: tame.scorched.stoodA single field enclosure of grazing/mowing land, edged purple on the attached plan extending to 1.41 acres (0.57ha) with the benefit of a natural water supply and access from an access track to the Southern boundary.A clawback provision will be put in place on the hatched area shown on the plan. The overage payment will equate to 25% of the uplift in value of the land, due on the obtaining planning permission for any development for a period of 25 years. Interested parties are encouraged to take their own legal advice in this regard.

Lot 6
Potential Development Site - 0.12 acre

Guide Price
£35,000

Description
What3Words: newlywed.panic.brittleA potential development site extending to 0.12 acre (0.05ha) upon which stands a single storey stone bothy with tiled roof covering. The site is shown edged turquoise in the insert on the main plan. Room 1 – 2.90m x 5.40mRoom 2 – 2.90m x 2.70m

Basic Payment Scheme
All of the land is registered for Basic Payment purposes. As part of our clients retirement plan they will be retaining the Entitlements and the 2022 payment in full.

Viewings
Viewings of Lot 1 are strictly by appointment on three viewing days only:Friday, 18th March 2022Wednesday 23rd March 2022Friday 1st April 2022Please contact Shirley Dodd on 01228 406274 to book an appointment. Viewings of the other lots can be undertaken on foot at anytime during daylight hours, please ensure all gates are closed behind you.