Horsielands Farm - Whole

A rare opportunity to acquire a residential and pasture farm in a rural location on the edge of the village with beautiful southerly views over its own land. Approximately 58.76 acres.

For sale as a whole or in 3 lots.

DESCRIPTION
Horsielands Farm comes to the market after being in the same family ownership for over 70 years. The main entrance leads to a long drive serving the house in a beautiful setting. The farm buildings have a separate entrance, and there is attractive pasture land beyond interspersed with hedgerow oaks. It extends in all to approximately 58.76 acres (23.78 hectares) and is offered for sale as a whole or in 3 lots.

Lot 1
This is approached via the main drive which terminates in a gravelled parking sweep on the north side of the house.

The detached farmhouse has attractive brick and timber framed elevations with some weatherboarding under a tiled roof. It is ripe for modernisation and improvement, and offers enormous scope to extend or potentially replace (STPP). The majority of the windows are double glazed replacement units and the existing well proportioned accommodation comprises porch with hardwood front door to entrance hall, opening to a formal inner hall with wood panelling and an impressive staircase to the first floor. Doors open to a south facing double glazed sun room with lovely views over the south garden and the land beyond. The sitting room has a bay window with similar views and an open fireplace. Ground floor bedroom off with en-suite shower room. Double aspect dining room with log burner, and separate study. Fitted kitchen with door to boiler/utility room with wall mounted Valiant boiler, and built-in shelved larder.

The turning staircase leads to a landing with built-in airing cupboard. The principal bedroom has a south facing bay window, fitted wardrobes and a door linking to the family bathroom with an impressive roll top bath with claw feet. The second bedroom has built-in wardrobes and an en-suite bathroom and the third bedroom has built-in wardrobes and an adjoining hobbies/dark room which could form an en-suite.

OUTSIDE
Lean-to housing a redundant Danheat log burning central heating boiler.
Concrete block garage with up and over door.
The garden lies on three sides of the house, mainly to the south and west and incorporates an ornamental lily pond with stone terracing surrounding and expanses of lawn interspersed with a number of specimen trees.
The land opens up to the south and comprises pasture fields attractively divided by mature hedgerows and oaks. There is an overgrown secondary access to the land off the main entrance drive. The land extends in all to approximately 21.95 acres (8.88 hectares).

Lot 2
This comprises the range of farm buildings which have a separate vehicular entrance leading to a metal gate from Church Lane. The yard of buildings include:

A full enclosed Shufflebottom steel framed general purpose agricultural building with block and metal cladding under a fibre cement pitched roof with concrete floor and internal block built workshop. Double sliding doors and personnel door and 3 phase electricity supply connected.
Traditional timber framed former granary with mellow brick infill and tiled roof.
4 bay metal framed hay barn with part sleeper walling.
4 bay covered livestock yard building in need of repair.
Further range of derelict agricultural buildings.
There is a gateway from the yard leading to a grass paddock. In all approximately 2.63 acres (1.07 hectares).

Lot 3
This comprises a parcel of generally south facing pasture land adjoining Lot 2, which is divided into a number of traditional fields. It benefits from frontage to Green Lane, a private lane from which there are two existing field gate entrances. The land is bordered by a small river known as Beam Brook. In all approximately 34.18 acres (13.83 hectares).

AMENITIES
Local: The centre of the thriving and popular village of Newdigate is about one third of a mile with a village shop and Post Office, parish church, school, doctor’s surgery, village hall, cricket club and two public houses.
Towns: Dorking (6 miles) with a range of independent and larger shops, plus bustling cafes and restaurants. Horsham (9.3 miles) with similar amenities. Other towns in the area include Reigate, Redhill and Crawley.
Transport: Mainline railway stations at Beare Green (2.6 miles) and Dorking to London Victoria. A24 (2 miles) with access to M25, London and the national motorway network.
Schools: Newdigate C of E Infant School. The Ashcombe School, Dorking and a variety of independent schools including Belmont and Reigate Grammar.
Leisure: The surrounding countryside benefits from public footpaths and direct access to an adjoining publich bridlepath. Dorking Halls for events and cinema. Dorking Golf Club.

ADDITIONAL INFORMATION
Local Authority: Mole Valley District Council, Pippbrook, Reigate Road, Dorking, Surrey, RH4 1SJ. Tel: 01306 885001. Website: www.molevalley.gov.uk
Planning and Development: The farm lies within the Metropolitan Greenbelt, although is outside the Surrey Hills Area of Outstanding Natural Beauty. The buildings are considered to have potential for conversion to residential or other uses, subject to prior planning consent or permitted development under Class Q.
It is recommended that independent planning advice is sought for those wishing to explore this opportunity. Please note that offers, conditional on planning will not be considered. Overage Agreement: Lot 2 only will be sold subject to an Overage Agreement whereby 30% of any future uplift in value resulting from residential development will be retained for a period of 10 years from completion of the sale.
Services (not checked or tested): Mains water, electricity, drainage and gas are connected. There are two separate electricity supplies, one to the house and a three phase supply to the buildings, and one water meter serving the house and farm.
Tenure and Possession: Freehold with vacant possession on completion, subject to an existing Farm Business Tenancy over the land only which terminates in March 2023. Land Registry Title Numbers SY728312 (all lots) and SY731178 (Lots 1 and 2).
Basic Payment Entitlements: No BPS entitlements are available with the farm.
Fencing: If sold in lots, the unfenced boundary between Lots 1 and 2 will be stock fenced by the purchaser of Lot 1, and any unfenced sections of the boundary between Lots 1 and 3 will be stock fenced by the purchaser of Lot 3.
Rights and Easements: The land is sold subject to and with the benefit of rights, including rights of way, whether public or private, light, support, drainage, water, gas and electricity supplies and any other wayleaves or easements. There is a public footpath that crosses the land only through the western edge of the farm.
Plans and Areas: These are based on the Ordnance Survey and are for reference only. The purchaser shall be deemed to have satisfied himself or herself as to their accuracy and any error or misstatement shall not annul the sale or entitle any party to compensation in respect thereof.
Links: www.environment-agency.gov.uk, www.nationalhighways.co.uk, www.caa.co.uk, www.landregistry.gov.uk
EPC: EPC rating C.
Council Tax Band: G.