3 bedroom house

An attractive and well-equipped Agricultural/Residential Smallholding occupying an outstanding rural position.
In all about 15.72 Acres. EPC: C

Lane End Farm comprises a most attractive and versatile agricultural smallholding occupying an outstanding rural position with no immediate neighbours. The holding, which has been utilised for the breeding and rearing of livestock, is centred upon a deceptively spacious detached modern farmhouse, completed to a high standard in 2020 subject to an agricultural occupancy condition, providing well-proportioned and beautifully presented three bedroomed family accommodation.   Approached over a private entrance track, the holding benefits from an extensive range of adaptable modern farm buildings with the farmstead well positioned within its own excellent block of level and very gently sloping productive pasture which may be well suited to a variety of agricultural and smallholder uses. In total, Lane End Farm extends to about 15.72 Acres (6.36 Ha).

Occupying a tucked away and yet readily accessible rural position, Lane End Farm lies within the attractive and gently undulating band of countryside to the west of the Exmoor National Park, enjoying an elevated setting with superb views over the surrounding North Devon countryside. The nearby favoured villages of Stoke Rivers and Bratton Fleming afford thriving local communities, with a primary school, village store, post office and parish church at the latter.
Despite its peaceful setting the property still enjoys easy access to the surrounding districts and further afield with the larger towns of Barnstaple and South Molton providing an extensive range of everyday shopping, banking, recreational and educational facilities. From both of these towns the A361 North Devon link road provides easy access to Tiverton and the M5 motorway (Junction 27). Mainline intercity rail links are available at Tiverton Parkway (London, Paddington approx. 2 hours) with international airports at Exeter and Bristol.

The property is approached from the council road initially over a shared track known as Birch Lane, from which a gated private entrance provides separate access tracks to the farmhouse and the farm buildings. Situated adjacent to the farmhouse is a mobile home providing an entrance porch, kitchen/breakfast room, living room, office, two bedrooms and a bathroom. Note: The planning consent requires the mobile home to be removed upon completion of the new farmhouse.
Space has been left to the rear of the house to create private gardens, with a levelled section affording potential for a patio/sitting out area, with a raised garden beyond.

The Farmhouse Comprising attractive brick and rendered elevations beneath a tiled roof the accommodation, which has been recently finished to a high standard, is entered via a stable door leading into an entrance hall with a slate tiled floor. The slate floor continues into the utility/boot room, which provides an excellent range of fitted cupboards, with a slate work surface underset with a Belfast sink and plumbing for a washing machine. A useful downstairs shower room is situated off the utility. The beautifully appointed kitchen, which also has a slate tiled floor and ceiling down lighters, contains an extensive range of quality fitted base cupboard and drawer units with matching wall cupboards, a built-in larder cupboard with double doors, and an underset ceramic double bowl sink with a mixer tap and slate drainer. Modern appliances include a built-in fridge with separate freezer, an upright unit with a built-in oven and grill, an inset five ring gas hob with extractor hood over and an integral dishwasher. Breakfast bar with solid timber work surface and cupboards under. The kitchen opens to a lovely large dining/living room providing a light and airy family space with bi-folding patio doors leading out to the rear, ceiling down lighters, a slate tiled floor and an oak staircase rising to the first floor. A brick recess with a beam over has been provided for a range cooker, if required. The sitting room also boasts double glazed patio doors leading out to the rear and contains a brick fireplace style recess with a beam over, inset with a wood burning stove. The first floor provides three good sized bedrooms, all enjoying double aspects and fine countryside views, with the main bedroom providing an en-suite shower and walk-in dressing room. There is a further large and extremely well-appointed family bathroom providing both bath and shower facilities.
The property benefits from double glazing and bulk LPG gas fired central heating with underfloor heating to the ground floor accommodation.
For approximate room dimensions and layout please refer to the enclosed floorplan.

The Farm Buildings A gated spur off the main entrance drive provides access to the adaptable range of modern farm buildings which are currently utilised for the housing, feeding and rearing of livestock and may be further described as follows:-
Seven bay timber framed and profile steel roofed General Purpose Shed, 105 x 30 (32m x 9.14m), internally divided into 7 pens with concrete floors.
Timber framed and monopitch profile steel roofed Pig Housing, approx. 105 x 30 (32m x 9.14m), divided into 11 pens, each with running out area. Adjoining two further bays, approx. 40 x 296" (12.2m x 9m max.), divided into two further Pig Loose Houses with running out areas.
Adjoining the above pig housing is a steel framed Covered Manure Store, 60 max. x 28 (18.29m x 8.64m), with concrete panel walls to three sides and concrete floor.
Five bay timber and profile steel roofed Workshop/Fodder Store, approx. 69 x 33 (21m x 10.06m). Adjoining five bay lean-to Youngstock Shed, approx. 69 x 194" (21m x 5.91m).   Currently used for youngstock housing, feed and machinery storage.
Four bay steel framed and profile steel roofed Cattle/Straw Shed, 60 x 36 (18.30m x 11m), open fronted with part concrete panel walls. Adjoining Bull/Isolation Pen, 20 x 96" (6.22m x 2.92m), of similar construction.
Note: The bulk feed bins, automatic auger feeding systems, feed troughs and water troughs in the buildings are excluded from the freehold sale, although these items may be available by negotiation.

The Land The land associated with Lane End Farm surrounds the house and buildings comprising a level and gently sloping productive pasture which is in excellent heart and conveniently divided into three well fenced enclosures, ideally suited to mowing and livestock grazing. The property extends in total to about 15.72 Acres as shown shaded red on the attached identification plan.

Services and Outgoings Mains electricity and water supplies. Drainage to a private system. Bulk LPG gas-fired under floor heating to ground floor with radiators on the first floor. The property benefits from a 4KW photovoltaic solar array receiving FITT payments in the region of £800-£1,000 per annum.
North Devon Council Tax to be assessed, together with the usual service and environmental charges.

Rights of Way Land End Farm enjoys a right of way access from the council road over the initial shared entrance track which is known as Birch Lane. The property, as far as required by the Vendors, will be conveyed, subject to all public or private rights of way, easements, and wayleaves of telegraph and telephone poles, stays and wires, electric pylons, poles and cables, water and gas pipes at present erected on and passing over or under the property and subject to the agreements affecting the same (if any).

Town and Country Planning The farmhouse is subject to an agricultural occupancy condition. In addition, a Section 106 Agreement prevents the separate sale, lease or disposal of any part of the property, thereby requiring that the agricultural holding shall remain in one single ownership. Further details are available on the North Devon Council Planning Portal by referencing Application No. 53560, as amended.

Designations We understand that land is not currently entered into any agri-environment schemes. The land lies within a Nitrate Vulnerable Zone.

Sporting and Mineral Rights The sporting and mineral rights across the holding, in so far as they are owned, will be included in the freehold sale.



Marketed by: Greenslade Taylor Hunt, South Molton