Property description

The property is an agricultural holding comprising of a principal four bedroom stone built residence with attached outbuildings, detached traditional stone barn with residential planning consent, detached enclosed steel portal frame building together with pasture and woodland extending in total to about 75.04 acres (30.36ha). The property has been occupied by the current owner's family for over sixty years and it is considered that properties of this type and nature are rarely offered for sale on the open market.


The property is a substantial traditional stone built property with early origins, constructed of stone with mainly rendered elevations under a pitched tile roof, the property incorporates a wealth of traditional and period features which has been partly renovated by the current owners although offers further potential for modernisation and improvement.The property is approached via a private drive which leads to a car parking area adjacent to the farmhouse, from which the house is approached by foot through a small walled courtyard area over a cobbled stone floor, with natural spring fed water feature. The main entrance to the house is through an impressive bespoke medieval style effect oak door having been handmade and installed by the current owners, much of the living accommodation has been sympathetically renovated with many of the original oak doors and frames having been retained with feature stone work and oak beams having been exposed.

Ground Floor

Dining/Entrance Hall
17'2" x 11'1" (5.24m x 3.38m) with feature large stone open fireplace with Oak beam lintel containing a cast iron wood burning stove and inset bread oven, oak beam ceiling, two radiators.

Lounge
17'1" x 12'11" (5.21m x 3.95m) double aspect, feature large open stone fireplace with Oak beam lintel, reinforced oak beam ceiling, double radiator.

Door to attached Cider House
18'6" z 13'4"(5.66m x 4.08m) used as a store with feature oak cider press.

Kitchen
12'7" x 10'9" (3.84m x 3.29m) double aspect with range of floor and wall mounted units, 1 ½ bowl sink drainer, integral electric oven and hob, solid fuel Rayburn which provides hot water, room and central heating, plumbing for dishwasher.

Utility/Storage Area
with door to outside, radiator.

Cloakroom
with wc, wash hand basin, plumbing for washing machine, radiator.

First Floor


From the Dining/Entrance Hall via a spiral stone staircase with wooden step overlay leading to first floor landing

Bedroom One
17'2" x 12'10" (5.25m x 3.93m) with feature stone open fire place with oak beam lintel, exposed oak beams, double aspect, radiator.

Bedroom Two
11'0" x 11'1" (3.37m x 3.38m) with exposed oak beams, door through leading to second floor, currently used as a study/office, radiator.

Dressing Room
13'1" x 7'0" (3.99m x 2.15m) restricted height within eaves.

Bathroom
restricted height within eaves, wc., wash hand basin, bath, roof window, radiator.


From Bedroom Two via a spiral stone staircase leading to:

Second Floor

Bedroom Three
14'2" x 13'0" (4.33m x 3.98m) with exposed oak roof trusses and beams, double aspect roof lights, sink unit and drainer, radiator.

Bedroom Four
15'6" x 13'0" (4.74m x 3.97m) with exposed oak roof trusses and beams, roof light and large window to south, wc., wash hand basin, radiator.


Attached to the property is a range of outbuildings of generally modern concrete block construction, part traditional stone with timber roof trusses under a steel corrugated roof which provide a gross external floor area of approximately 140 square metres.To the west of the property is garden area which is laid to lawn with interspersed shrubs and trees.

Stone Barn
Located in close vicinity, south of the main farmhouse is a traditional stone barn with part exposed stone and part painted white lime wash under a modern steel box profile roof, the main of the building measures approximately 63'11" x 23' (19.5m by 7m), with a lean-to extension on the south west elevation of 16'4" x 19'8" (5m x 6m). The building has the benefit of planning consent dated 2nd September 2013 under reference DC/2012/00954 for the conversion of the building to residential use with accommodation to include:

Ground Floor
Kitchen, Utility, Dining Area, Lounge, Cloakroom, 3 bedrooms and 1 en-suite.

First Floor
Bedroom and Bathroom


The barn offers versatility which is suitable to being tailored to the prospective purchasers own requirements in either converting and developing or alternatively retaining as an agricultural workshop/storage building. Further details of the planning consent together with drawings are available for inspection at the selling agents' offices.

The Land
The land extends in total to approximately 75.04 acres (30.36ha) comprising permanent pasture and woodland areas which is divided into a number of field parcels within hedgerow boundaries, it is understood that all field parcels have access to a private water supply either by spring fed water or by stream having previously been used for mowing and grazing. Included with the sale is a steel portal frame, 3 bay lean-to building measuring 13.8m x 13.6m with corrugated asbestos roof, with part 'Yorkshire' boarding and part steel corrugated elevations and steel corrugated sheeted doors with concrete approach road and foreyard area.

Land Schedule
Map Ref No.Field No.Area HaArea (ac)DescriptionST4399 5026 2.51 6.20PastureST4399 6020 2.06 5.09PastureST4399 7305 2.04 5.04PastureST4398 8787 1.09 2.69PastureST4398 9898 0.97 2.40PastureST4398 9681 1.55 3.83WoodlandST4399 5100 1.08 2.67WoodlandST4398 6596 1.74 4.30PastureST4398 5381 2.10 5.19PastureST4398 6683 1.48 3.66PastureST4398 7786 1.32 3.26PastureST4398 7582 0.23 0.57Top bldg. & WoodlandST4398 7278 0.46 1.14House & bldgs.ST4398 8672 0.42 1.04WoodlandST4398 8266 5.85 14.46PastureST4398 6070 1.63 4.03PastureST4398 6058 2.58 6.38PastureST4398 4965 0.60 1.48Woodland & StreamST4398 8676 0.65 1.61PastureTotal 30.36 75.04

Basic Payment Scheme
The land has been registered with Rural Payments Wales although has not been registered to receive Basic Payment Scheme entitlements and are therefore not included in the sale. It is understood that the land previously received Tir Gofal Payment under an environmental management agreement which has now expired.

Tenure
The property is offered freehold with vacant possession being given on completion of sale contracts.

GENERAL REMARKS AND STIPULATIONS
ServicesMains electricity, private spring fed water supply, private drainage, solid fuel central heating, mains water is available in close vicinity (prospective purchasers are advised to make separate enquiries with Dwr Cymru Welsh Water with regard to connection).ViewingStrictly by appointment with the sole selling agents, Newland Rennie Method of SaleThe property is being offered for sale by private treaty as a whole. The Vendors reserve the right to offer the property in lots, amalgamate, alter or withdraw any lot or part from the sale.DirectionsFrom Chepstow, take the A466 off the Highbeech roundabout head towards Chepstow Racecourse. After approximately 1 mile turn left immediately after Budgens supermarket on to the B4235 signposted Shirenewton/Usk. Proceed on this road for approximately 7 miles, after passing through Gaerllywd cross roads take second turning right sign posted Gaer - Fawr on to Uplands Road follow for about 1 mile at the fork in the road bear left and the drive to the property can be found on the first left. From Usk take the B4235 towards Chepstow follow through Gwernesney on to Llangwm, in the village of Llangwm proceed over the stone bridge, after about 200yds up the hill turn left after the left hand bend towards the Dyffryn proceed up the hill to the where after about ¾ of a mile the entrance, to the property can be found on the right.Grid ReferenceThe Ordnance Survey Grid Reference is ST437 988Post CodeThe post code for the property is NP15 1HJ although it should not be relied in respect to any directions provided by satellite navigation devicesLocal Authority and Service ProvidersMonmouthshire County Council; 01633 644644Dwr Cymru Welsh Water: 0800 052 0130Western Power Distribution: 0800 052 0400Ingoing ValuationThere will no ingoing valuation payable and no counterclaim for dilapidations, deductions or set-off.Fixtures and FittingsOnly those mentioned in the sale particulars are included in the sale. All others, such as curtains, light fittings, garden ornaments, etc., are specifically excluded but may be available by separate negotiation. The condition of the equipment is not guaranteed, and no warranty or serviceability can be provided.Sporting, Mineral and Timber RightsThe rights are in hand and are included within the freehold insofar as they owned.Third party rights, easements, boundaries and restrictive covenants The property is sold subject to and with the benefit of rights including rights of way, whether public, private, light, support, drainage, water and electricity supplies, and other rights and obligations easements, quasi easements and restricted covenants and all existing and proposed wayleave and masts, pylons, stays, cables, drains, and water gas or other pipes whether referred to in the General Remarks and Stipulation or Particulars of Sale or not, and to the provisions of any planning scheme of County or Local Authorities. The Purchaser(s) shall be deemed to have full knowledge of the boundaries and neither the Vendors nor the selling agents, will be responsible for defining the boundaries of ownership thereof.Without prejudice to the generality of the foregoing, in the event of the property being sold in separate lots, terms will be negotiated regarding precise boundaries, erection and maintenance of fencing, separation of services, granting of easements and mutual rights of access. Prospective purchasers of individual lots are advised to make enquiries of the selling agents or the vendors' solicitors'. The property notwithstanding any description contained in these particulars, is sold subject to any Development Plan, Tree Preservation Order, Town Planning Scheme, Resolution of Notice which may or may not come to be in force and also subject to any statutory provisions or byelaws without any obligation on the part of the Vendors to specify them.Sale Plan The sale plan has been prepared for guidance only and no guarantee or warranty as to its accuracy is given or implied. The sale plan is not to scale and the position of grid references have been moved for convenience. The areas and schedules are based on Ordnance Survey and National Assembly for Wales details and are for reference only. The information has been verified and completed by the Vendors' agents' and the Purchaser shall have been deemed to have satisfied himself as to the description of the property. Any error or mis-statement shall not annul the sale or entitle either party to compensation in respect thereof. In particular, no objection shall be taken by the Purchaser to any variation in areas given on the deeds.Vendors SolicitorsThe Robert Davies Partnership LLP, Wentwood House, Langstone Business Village, Priory Drive, Newport, South Wales, NP18 2HJT: 01633 413 500, F: 01633 413 499Boundaries Prospective purchasers shall be deemed (the property being available for inspection) to have full knowledge of the boundaries and neither the vendor not their agents will be responsible for defining the boundaries or ownership thereof.Important Notice These sales particulars have been prepared in good faith to provide a fair overall view of the property and must not be relied on as statements or representations of fact. Purchasers must satisfy themselves, by inspection or otherwise, regarding the items aforementioned and as to the contents of these sale particulars. If any points are particularly relevant to your interest in the property please ask for further information. No tests have been carried out any services, appliances, equipment or facilities and nothing in these particulars should be deemed a statement that they are good in working order, or that the property is in good structural condition or otherwise. It should not be assumed that any contents/furnishings/furniture etc., photographed are included in the sale, nor that the property remains as displayed in the photograph(s). No assumption is made with regard to parts of the property that has not been photographed. Any areas, measurements or distances referred to are given as GUIDE ONLY and are not PRECISE. Purchasers must rely on their own enquiries.It should not be assumed that the property has all necessary planning, building regulations, or other consents. Where any reference is made to planning permission, or potential uses, such information is given in good faith. The information in these particulars do not form any part of an offer or a contract and neither the selling agents nor their employees have any authority to make or give any representations or warranties in relation to the property.Given the potential hazards of a working farm, we would kindly ask you to be as vigilant as possible for your own personal safety when making your inspectionPhotographs dated July 2015Particulars dated July 2015

Property Features :

• Pasture and woodland extending to about 75.04 acres
• Principal stone built property with many original features
• Attached outbuildings
• Detached traditional stone barn with residential planning consent
• Steel portal frame 3 bay lean-to building