Todmanhaw Farm - Whole

Todmanhaw Farmhouse has been tastefully modernised and extended into the adjoining barn providing a very comfortable six bedroom residence with outbuildings and outstanding views. There is a detached two bedroom cottage known as Newscale Cottage originally a wooden chalet known as Anglers Rest which gained planning permission for a permanent dwelling and was newly constructed in 1997 of stone walls under blue slate rooves with car parking and garden area. The farmland is in two blocks with the main block adjoining the farmhouse and cottage with separate access, two portal frame general purpose sheds and a stone built outbarn known as Low Laithe down by the River Ribble. The second block of land is further down Todmanhaw Lane comprising about 26 acres and adjoining the River Ribble with fishing rights.

Todmanhaw Farm is freehold with the benefit of vacant possession on completion and is offered for sale by informal tender in five lots or any combination of those lots with a closing date of Wednesday 21st September 2022 and a preferred completion of sale in November following. The five lots are as follows.

Lot 1 Todmanhaw Farmhouse, adjoining barn, outbuildings and front pasture edged red on the plan 3.47 acres

Lot 2 Newscale Cottage, car park, garden and additional strip of land edged green on the plan 0.20 acre

Lot 3 General Purpose Sheds, Low Laithe Outbarn and productive grassland edged orange on the plan 63.72 acres

Lot 4 Productive grassland edged brown on the plan 26.09 acres

Lot 5 River Ribble with fishing rights edged blue on the plan 0.45 acre

Total: 93.93 acres

Entitlements
The farmland is registered with the rural land registry and has the benefit of entitlements under the Defra Basic Payment Scheme which will be transferred to the new landowner or his nominee in good time for the new landowner to activate a claim for the 2023 claim year.

Lot 1
Todmanhaw Farmhouse, adjoining barn, outbuildings and front pasture edged red on the plan about 3.47 acres

Hall
14' 5" x 5' 3" (4.39m x 1.60m) with stairway with understair store, Amtico wood laminate floor with glazed front entrance and fitted carpet to the rear, wall radiator and recessed ceiling lights. The hall gives entrance to the lounge, dining room, hallway to the cloaks, shower room/utility and dayroom/gamesroom and the stairway to the first floor.

Lounge
19' 6" x 15' 6" (5.94m x 4.72m) with fitted carpet, windows to each side of the room with undersill radiators, windows to the north elevation either side of a marble back fireplace with carved light oak surround and a Dimplex Optimist coal effect electric fire, exposed ceiling timbers, centre ceiling light and three wall light fittings.

Dining Room
14' 5" x 10' 0" (4.39m x 3.05m) with fitted carpet, south facing window with undersill radiator, small stone surround window to the garden room, recessed glass display shelves with base cupboard and centre ceiling light. The dining room is open to the kitchen.

Kitchen
14' 7" x 12' 5" (4.45m x 3.78m) with tiled floor with underfloor heating independently operated, range of light oak wall cupboards, glass front display cupboards and tiled splashback worktop units incorporating a stainless steel single drainer sink unit under the south facing window, AEG eye level double oven and ceramic four ring hob, Bosch dishwater and fridge, cluster ceiling lights, double glazed doors to the garden room and door to the rear entrance lobby and integral car garage.

Garden Room
19' 4" x 9' 6" (5.89m x 2.90m) with fitted carpet with electric switch operated underfloor heating, white upvc glazed frame work on a base stone wall with double patio doors under a blue slate monopitch roof with four velux roof lights, double glazed doors to the kitchen and single glazed door to the lounge.

Integral Garage
19' 0" x 15' 3" (5.79m x 4.65m) The rear entrance lobby has a glazed rear entrance door and gives access to the kitchen on the left and the car garage on the right which has a concrete floor, side window, electronically operated aluminium roller shutter door, sink with hot and cold water supply, Fireburn oil fired central heating boiler, electric trip board, loft storage space and lighting.

Front Entrance Inner Hall
7' 0" x 5' 3" (2.13m x 1.60m) with Amtico wood laminate floor, window, wall radiator and centre ceiling light. The inner hall gives entrance to the cloaks, utility/shower room and dayroom/gamesroom.

Cloaks
7' 0" x 2' 8" (2.13m x 0.81m) with Amtico floor, wall tiling to half height, wall radiator, corner wash basin, toilet and centre ceiling light.

Utility / Shower Room
9' 2" x 6' 0" (2.79m x 1.83m) with Amtico floor, worktop with stainless steel sink bowl under the window and space and plumbing for a clothes washer and drier, glass panel shower, white wall mounted heated towel rail, recessed ceiling lights and extractor fan.

Dayroom / Gamesroom
21' 0" x 20' 2" (6.40m x 6.15m) main room and 8' 11" x 5' 4" south facing large former barn door window area with fitted carpet throughout, second stairway and corridor wall radiator, north facing glazed outside entrance door and window, two undersill radiators and three centre ceiling lights.

First Floor
A return carpeted stairway with oak wall panelling and polished bannisters leads from the hall to a central carpeted landing with walk in closet 7' 6" x 3' 6" and gives entrance to three bedrooms, study/bedroom 4 and the bathroom.

Bedroom 1
19' 9" x 15' 5" (6.02m x 4.70m) including ensuite with fitted carpet, three windows to two walls with two undersill radiators, range of fitted wardrobes with corner dressing table, two centre ceiling lights and bedhead wall light, ensuite with fitted caret, small window, full height wall tiling with wall radiator, pine panelled bath, pedestal wash basin, low flush toilet and centre ceiling light.

Bedroom 2
10' 8" x 9' 11" (3.25m x 3.02m) with fitted carpet, windows to two walls with one undersill radiator, fitted white wardrobes with bedhead recess and base drawer unit with overhead wall mirror and centre ceiling light.

Bedroom 3
10' 7" x 9' 8" (3.23m x 2.95m) with fitted carpet, window with undersill radiator, fitted mirror front wardrobe closet and centre ceiling light.

Bedroom 4 / Study
13' 11" x 4' 5" (4.24m x 1.35m) with fitted carpet, window with undersill radiator, fitted desk with overhead cupboard and centre ceiling light.

Bathroom
9' 10" x 8' 4" (3.00m x 2.54m) with fitted carpet, full wall tiling to two walls and to the window sill on the outer wall, pine panelled bath with Mira Event shower fitting and shower curtain, pedestal was basin with overhead wall mirror with side lights, low flush toilet, loft inspection hatch, wall radiator, centre ceiling light and corner airing closet with hot water cylinder with immersion heater.

Second Stairway
a single flight carpeted stairway leads from the dayroom/gamesroom to a carpeted landing with entrances to two further bedrooms and a shower room.

Bedroom 5
26' 0" x 9' 4" / 8' 0" (7.92m x 2.84m / 2.44m) with fitted carpet, former barn arch window at one end and window with undersill radiator at the other end, wall radiator, two centre ceiling lights and full length eaves storage with centre low head door access.

Bedroom 6
13' 2" x 9' 8" (4.01m x 2.95m) with fitted carpet, window with undersill radiator, centre ceiling light and wall light.

Shower Room
9' 1" x 6' 0" (2.77m x 1.83m) with Amtico floor, window, half height tiled walls with white heated towel rail, curved glass shower closet, vanitory wash basin with over head mirror, low flush toilet, base cupboard with shelf and recessed ceiling lights.

Services
Mains water and electricity. Septic tank drainage system. Oil fired central heating with one boiler in the car garage for the house system and another boiler in the unconverted barn for the converted barn annex. White upvc double glazed windows throughout. Smoke alarms in the hall and the dayroom. Broadband connected.

Outbuildings

Adjoining Barn
27' x 22' being the remaining part of the stonebuilt barn unconverted and under the same blue slate roof level of the house and converted section of the barn. The loft area 27' x 22' is in two sections as is the ground floor and is accessible via stone steps on the outside wall. The barn houses a Worcester Greenstar oil fired central heating boiler which provides central heating for the converted barn. Gable leanto store 15' x 14' of stone exterior and inner block structure under a blue slate mono pitch roof.

Former Dairy
12' x 9' stonebuilt under a pitch slate roof.

Potting Shed
12' x 7' stonebuilt under a pitch asbestos clad roof with potting shed at one end and a former pigstye at the opposite end.

Former Shippon
34' x 27' constructed of concrete block walls with the concrete floor under a wooden truss roof structure with asbestos cladding. The building still has concrete boskins which provided stalls for twenty cows.

Adjoining Store
34' x 17' constructed of timber pole and wood with asbestos clad pitch roof and side cladding and concrete floor.

Land Schedule
2.95 pasture
0.40 house and buildings
0.12 pasture
3.47 total acres or thereabouts

Lot 2

Lot 2
Newscale Cottage car park, garden and additional strip of land edged green on the plan 0.20 acre.

Entrance Hall
with glazed doors and entrances to the lounge, two bedrooms and the bathroom.

Lounge
14' 6" x 10' 11" (4.42m x 3.33m) with fitted carpet, four windows to two walls with one undersill radiator, tiled fireplace with pine surround and electric fire fitting, two centre ceiling lights and two wall lights.

Kitchen
10' 10" x 7' 4" (3.30m x 2.24m) with lino floor covering, windows to two walls with one undersill radiator, range of pine wall cupboards and worktop units incorporating a stainless steel single drainer sink unit, Smeg oven and ceramic four ring hob, tile splashbacks, space and plumbing for a clothes washer and centre ceiling light.

Utility
6' 0" x 4' 7" (1.83m x 1.40m) with concrete floor, small window, Ideal Logic Combi 30 wall mounted oil fired boiler, centre ceiling light and solid wood entrance door.

Bedroom 1
11' 7" x 9' 9" (3.53m x 2.97m) with fitted carpet, windows to two walls one with an undersill radiator and centre ceiling light.

Bedroom 2
11' 7" x 9' 9" (3.53m x 2.97m) with fitted carpet, window with undersill radiator and centre ceiling light.

Bathroom
7' 0" x 6' 5" (2.13m x 1.96m) with wood laminate floor, window, half height tiled walls with wall radiator, pine panelled bath with full wall tiling, pedestal wash basin, low flush toilet, tall cupboard with cabinet and centre ceiling light.

Services
Mains water submeter supply. Mains electricity. Septic tank drainage system situated in the front field to Lot 1. Calor gas central heating. White upvc double glazed windows throughout.

Land Schedule
0.02 Cottage
0.18 Pasture & Garden
0.20 Total

Lot 3

Lot 3
General purpose sheds, Low Laithe Outbarn and productive grassland edged orange about 63.72 acres.

Six Bay General Purpose Shed
90' x 50' constructed by David Sutcliffe of steel portal frame, concrete block walls, upper side space boarding, pitch cement fibre roof cladding, concrete floor section down the middle with stone floor each side, loft to one end bay and large door entrances to both gables.

Four Bay General Purpose Shed
60' x 45' constructed by Alan Mason of steel portal frame with concrete block walls, concrete panel walls, upper side space boarding, pitch cement fibre roof cladding, concrete floor and gable entrance door.

Walled Midden
constructed of two concrete block retaining walls to the field which is at a higher ground level.

Land Schedule
14.72 grass & buildings
1.78 grass
1.98 grass
9.00 grass
5.22 grass
1.28 grass
6.83 grass
6.50 grass
5.81 grass Low Laithe
7.03 grass
3.57 grass
63.72 total acres or thereabouts

lot 4

Lot 4
Productive grassland edged brown about 26.09 acres.

Land Schedule
25.54 grass
0.55 Todmanhaw Lane
26.09 total acres or thereabouts

lot 5

Lot 5
River Ribble with fishing rights edged blue about 0.54 acre.
The fishing rights are currently let to Settle Anglers Association Ltd at the annual rent of £300 payable in advance on 1st March. A right of access on foot is reserved over Lot 4 and shown on the plan marked A and B and C for access from Todmanhaw Lane to the River Ribble.

Land Schedule
0.45 River Ribble



Marketed by: Richard Turner & Son, Bentham