Whitefield, Wiveliscombe, Taunton, Somerset, TA4

£675,000

Guide price

  • Bedrooms: 4
A Grade II Listed house for restoration with a range of traditional outbuildings, a barn with consent for conversion and south-facing arable and pasture land with views over the Taunton Vale. Available as a whole or in four lots. For sale by public auction (unless sold prior). 11th October 2018

Situation

Simon's Holt Farm lies in a quiet rural position within the hamlet of Whitefield between the Taunton Vale and the Brendon Hills with Exmoor National Park only five miles from the farm. The village of Langley Marsh is 0.75 miles to the south and has The Three Horseshoes pub. The town of Wiveliscombe is 1.5 miles from the farm and provides with a good range of day-to day facilities including a weekly farmers market, various shops, pubs, a medical centre, a veterinary surgery, a library, and a primary and secondary school. There is also a selection of sporting facilities including a recreational ground with tennis, cricket and rugby clubs and an open air swimming pool. Exmoor National Park, The Quantock Hills and Wimbleball Reservoir are a short drive away, as is the Somerset coast. The county town of Taunton, which is 12 miles away, has extensive retail and commercial facilities, together with three independent schools and the Somerset County Cricket Ground. There is access to the M5 motorway (Junction 25) and a main line station with fast trains to London Paddington and the North.

Introduction

Simon's Holt Farm has a south-facing aspect with wonderful views over The Taunton Vale towards the Blackdown Hills on the horizon.

The farm comprises a Grade II Listed house for restoration, a range of outbuildings which would suit alternative uses (subject to planning and listed building consent), a separate barn for conversion to a three bedroom dwelling and a mixed block of pasture and arable land with pockets of woodland.

The farm totals approximately 36.89 acres (14.93 hectares) and is offered for sale as a whole or in up to three lots.

LOT 1: Simon's Holt Farmhouse, Barns and Land.

18.26 acres (7.39 hectares).

Simon's Holt Farmhouse

The farmhouse at Simon's Holt Farm is Grade II Listed, full of charm and character, and is a cross-passage house believed to date from the early 17th century. It is constructed of rendered cob elevations on stone footings with a part slate, part tile roof and timber windows.

The house has a south-facing aspect and boasts many historic features throughout but requires complete renovation. There is scope to extend the accommodation into the attached Cider Barn, subject to planning and Listed Building consent.

The accommodation on the ground floor includes a porch with seats either side, a part panelled entrance hall with a door through to the kitchen / dining room and living room (currently divided with a partition) which boasts an impressive inglenook fireplace.

The sitting room has a feature Georgian style fireplace with timber panelling above and cupboards to the side and a garden room on the front, south-facing elevation.

The utility room has a brick floor, an arched door through to the Cider Barn and a turning stairwell to a loft space above. The rooms to the rear of the house include a pantry and storage space, with a garage / workshop space to the side.

On the first floor there are four double bedrooms, all with a south-facing aspect and on the half-landing there is a shower room with w.c. And wash basin and an airing cupboard.

Outside

To the front of the house are the pretty gardens with areas of lawn flanked by flower and shrub beds whilst a rose arch leads through to a seating area which includes a covered crescent' seat with a cobbled floor.

The productive kitchen garden has been growing a variety of salad leaves, fruit and herbs.

The Stable Barn

The Stable Barn does not have planning consent to be used as accommodation but would be suitable for use as an annexe or holiday accommodation subject to planning consent being obtained.

The present room layout is shown on the floor-plan and includes a kitchen space, sitting room, utility room and boot room on the ground floor with two bedrooms' and a bathroom on the first floor.

There is an attached Car Port and a Garage / Workshop of block construction, opening to the front.

The Land

The land within LOT 1 includes the orchard to the rear of the house, the park like field to the front of the house and two further grass fields running to a stream on the southern boundary. The fields are presently used for grazing and are enclosed with mainly traditional tree lined hedges.

LOT 2: Barn for Conversion, Outbuildings & Land.

7.24 acres (2.93 hectares).

The Old Milking Parlour

The Old Milking Parlour is a Grade II Listed stone barn with planning and Listed Building consent for the conversion to form a three bedroom residential dwelling.

The proposed accommodation is designed to be upside down' to take advantage of the stunning views, and includes an open-plan kitchen / dining area with a w.c and a separate living room on the first floor. On the ground floor the plans provide for three bedrooms with an en-suite shower room and a further shared bathroom.

To the rear of the barn is a level area which could be used as a garden.

The Outbuildings

Dilapidated Stone Barn:

(11.40m MAX x 2.86m). Stone walls with a concrete floor. Part of the roof has collapsed.

Remains of Cob Barn

(7.38m x 3.26m). Stone and cob walls. No roof. To the rear is an:

Open Fronted Store

(8.69m x 4.02m). Steel frame, earth floor and corrugated iron roof.

Cubicle Shed

(14.70m x 5.78m). Dilapidated. Part concrete floor, timber frame.

The Land

The land within LOT 2 includes a south-facing field that is currently being used to grow a maize crop.

Lot 3: Land

11.39 acres (4.61 hectares).

LOT 3 includes two south-facing fields and a small area of woodland with a stream flowing along the southern boundary.

The larger field has direct road access on to a council maintained road and is currently being used to grow a maize crop, and the pasture field is below.

GENERAL REMARKS

METHOD OF SALE

The property will be offered for sale by public auction (unless sold prior).

The vendor reserves the right to withdraw or alter the property for sale prior to the auction.

Under the Money Laundering Regulations 2017 it is a requirement for Estate Agents to perform due diligence checks on any person that intends to bid at an auction.

There will be a requirement for all bidders to provide two forms of identification consisting of photo identification, such as a passport or current driving license and secondly proof of address, such as a recent utility bill or bank statement.

AUCTION DATE & VENUE

Thursday 11th October 2018 at 15:00. Taunton Racecourse, Orchard Portman, Taunton, Somerset, TA3 7BL.

DEFINITION OF AUCTION GUIDE & RESERVE:

Guide price(s) are an indication of the seller's expectation.

Reserve price(s) are a figure below which the auctioneer cannot sell the lot at auction. We expect the reserve will be set within the guide range.

Guide prices may change at any time prior to the auction.

LEGAL PACK

Copies of the legal pack and special conditions of sale should be obtained from the sellers solicitors. It is the purchaser's responsibility to make all necessary enquiries prior to the auction.

ADMINISTRATION CHARGE

The successful purchaser(s) will be required to pay an Administration Charge of £360 (inc VAT) payable to the Selling Agents upon exchange of contracts.

SOLICITOR ACTING

Porter Dodson Solicitors, Taunton. 01823 625892. Contact: Mr Ben Hingley.

SERVICES

LOT 1: Mains water, mains electricity and private drainage (septic tank).

LOT 2: An easement will be reserved over LOT 1 to connect to mains water (at top of driveway) and mains electricity.

LOT 3: No mains services connected. Natural water available from a stream.

ACCESS

LOTS 1, and 3 have direct access on to a council maintained road. LOT 2 will be granted an unrestricted right of access over the entrance lane to LOT 1.

TENURE

The farm is owned freehold. LOT 1 is available with vacant possession upon completion.

A right of holdover will be required over the land growing maize within LOT 2 and LOT 3 to allow the maize crop to be harvested.

BASIC PAYMENT SCHEME (BPS)

The farm land is registered for entitlements under the BPS.

There are no entitlements to be included with the sale of the farm.

LOCAL AUTHORITY

Taunton Deane Borough Council, The Deane House, Belvedere Rd, Taunton, Somerset, TA1 1HE. Telephone: 01823 356356. (www.tauntondeane.gov.uk).

Simon's Holt Farmhouse: Council Tax Band G.

PLANNING / LISTING

Simon's Holt Farmhouse (LOT 1) and The Old Milking Parlour (LOT 2) are Grade II Listed Buildings.

Planning consent was granted to convert the Old Milking Parlour (LOT 2) on 21 February 2018 (Reference: 49/17/043 (Listed Building Consent Reference: 49/17/0042/LB).

The conversion of The Old Milking Parlour is subject to a Community Infrastructure Levy (CIL) payment of £31,504.78 which is payable by the purchaser upon the commencement of works.

In certain circumstances it may be possible to reduce the amount payable. Purchasers must seek their own independent advice in this regard.

DESIGNATIONS

We understand that none of the farm falls within a Nitrate Vulnerable Zone (NVZ).

ISSUES TO BE DEALT WITH BY THE PURCHASER(S):

We understand that Japanese Knotweed has been identified within LOT 2. Any asbestos sheets or tyres within LOTS 1 and 2 will not be removed by the sellers.

PLANS & BOUNDARY FENCES

A plan, which is not to scale and is not to be relied upon, is attached to these particulars. Purchasers must satisfy themselves by inspection or otherwise as to its accuracy.

SPORTING & MINERAL RIGHTS:

The sporting and mineral rights in so far as they are owned are included in the sale.

FIXTURES & FITTINGS

All fixtures and fittings, unless specifically referred to within these particulars, are expressly excluded from the sale.

WAYLEAVES & RIGHTS OF WAY:

The property is sold subject to and with the benefit of any wayleave agreements and any public or private rights of way or bridleways etc.

There are no public rights of way crossing any of the lots.

VIEWING

Strictly by prior appointment with Stags. Please call: 01823 662822 to arrange an appointment.

DIRECTIONS

From Taunton take the B3227 west towards Wiveliscombe. At the traffic lights in the centre of Wiveliscombe turn right up the hill towards The Square and then turn right signposted towards Langley Marsh.

Continue along this road for approximately 0.75 of a mile bearing sharp left at Langley Cross and proceed for a short distance turning right signposted Whitefield and Raleighs Cross. Follow this lane for approximately 0.75 of a mile, follow the road around to the left and the entrance lane to Simon's Holt Farm will be found on the left after about 150 yards.

WARNING

Farms and land can be dangerous places. Please take care when viewing the property, particularly in the vicinity of farm buildings and livestock.

DISCLAIMER

These particulars are a guide only and should not be relied upon for any purpose.

These particulars are a guide only and should not be relied upon for any purpose.

Arrange viewing 01823 619815

Stags - Wellington

7 High Street, Wellington, Devon, TA21 8QT

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