Property description

For sale by public auction. Tuesday 24th May 2016, 7pm. Wells Golf Club, Wells. Auction Guide Price £650,000*. A detached period farmhouse together with an adjoining annexe, range of traditional and modern farm buildings offering development potential. Set in 4.85 acres of gardens and grounds. Additional land available.

Ruslin Farm is being offered for sale on the open market for the first time in just over 100 years and offers a huge amount of scope and potential. The farm now comprises a period farmhouse with adjoining annexe, fine former wagon house, that previously benefitted from consent to convert to an additional dwelling, further traditional farm buildings, each offering potential to suit a number of uses and requirements. In addition there are some more modern farm buildings and a total of about 54 acres of pasture land. To be offered for sale in three lots.

LOT ONE - THE FARMHOUSE Guide Price £650,000* The farmhouse is a charming period building that could well date back many hundreds of years. It now requires a scheme of modernisation and improvement but offers the potential to create a truly superb home with the most amazing views to the front towards Blagdon. Coming in through the front door you come into a lovely entrance hall with a wide stair case rising to the first floor and doors opening onto the principal ground floor rooms. To the right is a light sitting room with a tiled fireplace and surround and alcove to the side. Please note: The mirror in this room will be sold with the property, as it was when it was purchased by our client's family in 1915. The second reception room is part panelled, as is the entrance hall, and had a large fireplace, which has been partly enclosed with a smaller stone hearth and surround. To the rear of the house is the kitchen with oil fired Aga and range of wall and base units. Beyond the kitchen is the utility room/boot room, boiler room and downstairs bathroom. Through the larder, a door links into the annexe on the ground floor.

On the first floor there are three pleasant double bedrooms, with the two front rooms making the most of the open aspect to the front, and a shower room. The door to the side of the shower room opens into the annexe on the first floor.

ANNEXE With a separate front door to the side of the farmhouse, the annexe can be run completely independently from the farmhouse. Alternatively, the accommodation could easily be incorporated into the main house if required. Formerly used as a cheese room and store it now comprises an entrance hall and reception room on the ground floor with a spiral staircase leading to the first floor. On the first floor there is a second reception room, kitchen, bedroom and bathroom.

OUTBUILDINGS Adjoining the farmhouse to the west is a useful coal store, store and garage.
To the east of the house is the former wagon house, which is understood was once the living accommodation for the house with the wagons being kept on the ground floor and then the family living on the upper floors. Consent has previously been granted to convert this into a separate dwelling. However, this consent is understood to have lapsed. To the other side of the house is a further range of traditional buildings, some single storey and some arranged over two floors. These provide a huge amount of scope to further develop the site if required. No enquiries have been made of the local authority and potential purchasers must rely on their own enquiries.

LAND The land sits to the front, side and rear of the homestead and is sloping in aspect, with the two small paddocks to the front of the house being more level. In total Lot 1 extends to extends to about 4.85 acres of gardens, grounds and paddocks.

LOT TWO - 43.52 ACRES OF LAND Guide Price £320,000 to £360,000* Accessed directly from the lane beyond the homestead lies a good block of pasture land that extends about 43.52 acres of pasture land. Good direct road access is provided from the lane to the east with internal gateways linking the fields. The land is generally sloping in aspect, a little more steeply in some places. Along the eastern boundary, just inside the gateway is a useful Dutch barn with a steel portal frame and corrugated tin roof and cladding.

LOT THREE - 5.95 ACRES OF LAND Guide Price £60,000 to £65,000* A useful parcel of 5.95 acres of pasture land that would suit a wide variety of uses and requirements. The field benefits from good direct road access and is enclosed by a combination of mature hedges and fencing. The land is gently sloping in access towards a brook on the northern boundary.

* Guide Price: An indication of the seller's current minimum acceptable price at auction. The guide price or range of guide prices is given to assist consumers in deciding whether or not to pursue a purchase. It is usual, but not always the case, that a provisional reserve range is agreed between the seller and the auctioneer at the start of marketing. As the reserve is not fixed at this stage and can be adjusted by the seller at any time up to the day of the auction in the light of interest shown during the marketing period, a guide price is issued. This guide price can be shown in the form of a minimum and maximum price range within which an acceptable sale price (reserve) would fall, or as a single price figure within 10% of which the minimum acceptable price (reserve) would fall. A guide price is different to a reserve price (see separate definition). Both the guide price and the reserve price can be subject to change up to and including the day of the auction.

Reserve Price: the seller's minimum acceptable price at auction and the figure below which the auctioneer cannot sell. The reserve price is not disclosed and remains confidential between the seller and the auctioneer. Both the guide price and the reserve price can be subject to change up to and including the day of the auction.

Property Features :

• Auction - 24th May
• Detached farmhouse
• Adjoining annexe
• Traditional farm buildings
• In need of modernisations