Clayhanger Farm

A well-proportioned Victorian farmhouse in need of renovation, occupying an attractive edge of village location with adaptable outbuildings and paddocks. In total extending to around 2.67 acres.

INTRODUCTION
A rare opportunity to purchase this period former farmhouse and range of adaptable traditional buildings located on the edge of the village of Clayhanger, with extensive gardens and paddocks totalling around 2.67 acres. This project offers the opportunity of creating a desirable family home with the potential to update and enlarge subject to necessary planning consents.

THE FARMHOUSE
This is a Victorian former farmhouse, boasting a number of attractive period features. The property is not listed. It is understood to principally be of stone construction, and stands beneath a pitched slate roof. Windows are timber-framed and single-glazed.

The accommodation comprises front door opening to Entrance Hall with panelling to part-height and beautiful integral cupboards. Living Room, well-proportioned room of southerly aspect with brick fireplace, hearth and wood burner, exposed beam, integral cupboards, picture rail and parquet flooring. Dining Room, similarly well-proportioned and of southerly aspect with exposed beam and picture rail. Rear Entrance Porch comprised within lean-to and with concrete floor, slatted shelving and door to garden. Kitchen, in need of updating but currently of northerly aspect comprising oil-fired Aga, work surface comprising stainless steel single drainer sink and cupboards under, part-tiled walls and tiled floor. Utility, also with northerly aspect, comprising range of fitted base units and matching wall cupboards, part-tiled walls and tiled floor. From the Entrance Hall, stairs lead to the Landing, from which is accessed: Bedroom 1, large and similarly generously proportioned to reception rooms below, with picture rail and of southerly aspect with lovely views out onto the lawn, pond and paddock beyond. Bedroom 2, another large room of southerly aspect with fireplace with tiled hearth and surround, and picture rail. Bedroom 3, northerly aspect with views over hills to the north of Clayhanger. Bedroom 4, single bedroom of southerly aspect with potential for use as office space or dressing room. Bathroom, in need of updating though currently comprising panel bath, WC, washbasin and airing cupboard comprising the hot water cylinder and immersion heater, access to roof void. Returning to the Entrance Hall, steps lead down to the Cellar, a currently windowless undecorated room but which is also accessible from the outside via double doors and with the potential to convert into a playroom, studio or further bedroom.

THE BUILDINGS
The principal Traditional Building is situated a short distance to the west of the farmhouse and comprises a two-storey L-shaped building of stone construction with original feeding troughs and beneath a part clay pantile, part galvanised iron roof. This building particularly may offer potential for conversion to alternative uses (subject to planning permission). Adjoing the west elevation of the Farmhouse is a single storey former Stable, still with hay racks, and now comprising the oil tank used to fuel the Aga. Built as a lean-to against the Farmhouse’s east elevation is a Double Garage principally of galvanised iron construction, the footprint of which might potentially be capable of incorporation into the domestic living accommodation (subject to planning permission). Further outbuildings include a block built Single Garage, a stone built range of Workshops with brick quoins, and a large block built former poultry Outbuilding lying adjacent to the larger paddock, and again offering potential for conversion (STP). Further galvanised iron and timber sheds, greenhouse and privy.

OUTSIDE
The property is approached over a private tarmacadam drive which provides vehicular access to the garaging and gardens. To the front (north) of the farmhouse is a small, enclosed lawned area and a parking and turning area. To the rear (south) is a concreted area wrapping around the house, beyond which is a further lawned area sloping gently down to a low wall dividing off an attractive pond area. To the west of the traditional buildings is a further large lawned area with various fruit trees, upon which planning permission was granted in June 2003 (now since lapsed) for the erection of a further dwelling (MDDC lapsed permission ref. 02/02293/FULL) - further details available from the Agents. This area has vehicular access from the main driveway.

THE LAND
To the south of the farmhouse, buildings and garden is an area of pasture included within the sale, divided into two enclosures and extending to around 1.67 acres. N.B. the buyer will be responsible for erecting and thereafter maintaining a stock-proof fence along the southern and eastern boundaries that are currently unfenced.

SERVICES
Mains electricity and mains water are connected, with drainage to a private septic tank system which we understand lies at the south-western corner of the lawn to the south of the house. There is a domestic oil supply, serving the Aga, but there is currently no central heating installed.

LOCAL AUTHORITY
Mid Devon District Council, Phoenix House, Phoenix Lane, Tiverton, Devon EX16 6PP Tel .

OUTGOINGS
These are believed to comprise of local Council Tax in respect of the dwelling (Band F), together with the usual service and environmental charges.

TENURE AND POSSESSION
Freehold with vacant possession available upon completion.

VIEWINGS
All viewings are strictly by appointment only via the Agents, Greenslade Taylor Hunt:-
Tel.
Email: residential.

OVERAGE / RETENTION OF DEVELOPMENT CLAUSE
It is the vendors intention to include an overage provision within the sale contract, in relation only to a) the garden area to the west of the traditional buildings (i.e. the site which formerly had planning permission for a dwelling - now lapsed), and b) the former poultry outbuilding lying to the north of the larger paddock. The finer details of the overage provision are to be confirmed, however will principally dictate that 30% of any uplift in value resulting from planning approval for residential development will be payable to the vendors (or their successors) for a period of 30 years from the date of sale.

Health & Safety Policy
Please note the property includes outbuildings (some in a poor state of repair) and agricultural land, with associated risks.
Our Health and Safety policy requires all interested parties undertaking viewings of this property to be accompanied by a member of our staff. (If so directed by a member of GTH they 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.

Important Notice
Greenslade Taylor Hunt, their clients and any joint agents give notice that:
1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise.
They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.
2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Greenslade Taylor Hunt has not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.
3. We have not made any investigations into the existence or otherwise of any issues concerning pollution of land, air or water contamination and the purchaser is responsible for making his own enquiries in this regard.
4. No responsibility can be accepted for any expenses incurred by any intending purchasers inspecting properties that have been sold, let or withdrawn.
v.2.1 - Ref. TIV220331 - date produced 16/01/2023

Marketed by: Greenslade Taylor Hunt, Tiverton