Property description

Spacious five bedroom, two reception room farmhouse (AOC) with lovely gardens. Busy B&B business. Extensive range of modern farm buildings with concreted yards and a ring fenced block of productive level pasture land. EPC D

Situation
Oak Tree Farm can be found less than a mile from the A3072, Holsworthy to Bude main road and it is set just off the parish road with independent entrances to the farmhouse and farm buildings.

The market town of Holsworthy is only 3 miles away and it is renowned for its weekly livestock and pannier markets. The town has a good range of shops including a Waitrose supermarket, choice of banks, professional services and agricultural suppliers. It also has a swimming pool and golf course nearby. The north Cornish coastline, with its sandy surfing beaches and dramatic scenery, is within a twenty minute drive and the popular sea-side town of Bude offers much to do and see. Launceston is a 20 minute drive as the main A30 trunk road which leads north to the city of Exeter with its mainline railway station, bus terminal, airport and link to the M5 motorway.

Description
Oak Tree Farm is a well positioned stock farm with a modern five bedroom farmhouse, extensive range of farm buildings and land extending to just over 95½ acres.

The farmhouse was built in late 1999/early 2000 and is subject to an Agricultural Occupancy Condition (AOC). The comfortable and spacious accommodation is double glazed with oil fired central heating and lends itself extremely well to the B&B business the vendors currently run, which has been awarded four stars by Visit England.

The modern farm buildings are extremely adaptable and have been utilised for both sheep and cattle rearing. The land is level and predominantly in permanent pasture with around four acres of woodland on the southern boundary. 


Farmhouse Accommodation
Approached from the gravelled parking area, a glazed front entrance door with side panel leads to the front HALLWAY. Stairs rise to the first floor and doors lead off to sitting room, kitchen and DINING ROOM. The KITCHEN/BREAKFAST ROOM has a range matching of wall and base units, work tops over with sink and drainer, eye level oven and hob with extractor hood over. Plumbing for dishwasher, patio doors to decking, door to sitting room and UTILITY ROOM with small range of wall and base units, plumbing for washing machine, door to outside and door to SHOWER ROOM with wash hand basin, WC and shower cubicle. From the utility room a door leads to a GROUND FLOOR BEDROOM (site of oil fired boiler).

Stairs from the front hallway rise to the first floor landing and gives access to four good sized BEDROOMS (two en-suite shower rooms) and a Jack & Jill BATHROOM with bath and shower over, wash hand basin and WC. 


Gardens & Grounds
From the parish road a timber gate leads through to an ample gravelled parking area at the front of the farmhouse with an adjoining lawned garden, enclosed vegetable garden and further  lawned area. A gateway also leads in turn to the farm buildings and yards.

The main garden can be accessed from either side of the farmhouse with a timber five bar gate to one side leading to a patio area and decking at the rear. There is also access through a timber garden shed to the far side of the farmhouse. At the rear of the farmhouse there is timber decking with a lovely sunny seating area which overlooks the lawns which has a mixture of mature shrubs, specimen trees and flower bed borders. Post and rail fencing at the front also ensures there are lovely views over the farms own land.


Farm Buildings
The buildings are approached from one of two ways. There is independent access from the parish road, or from the farmhouse where a gate leads from parking area and  a track leads to;
Open fronted GENERAL PURPOSE SHED: 35' 9'' x 15' 10'' (10.89m x 4.82m) Timber frame with CGI cladding, concrete floor. Currently used for garaging and storage.
Adjoining timber CHICKEN HOUSE
From here there is access to the main yard with the following;
COVERED YARD: 61' 0'' x 40' 0'' (18.58m x 12.18m) Steel frame, timber clad under a corrugated cement fibre roof. Divided into loose housing and pens with a concrete feed and scrape passage.
Adjoining
COVERED YARD: 61' 0'' x 50' 0'' (18.58m x 15.23m) Steel frame, timber clad under a corrugated cement fibre roof. Divided into loose housing and pens with a concrete feed and scrape passage.
Adjoining 
COVERED YARD: 61' 0'' x 50' 0'' (18.58m x 15.23m) Steel frame, timber clad under a corrugated cement fibre roof. Divided into loose housing and pens with a concrete feed and scrape passage.
Further LOOSE HOUSE: 60' 0'' x 39' 0'' (18.27m x 11.88m) Steel frame, dung board with space board elevations under a corrugated asbestos roof.
The buildings benefit from ample concreted yards to the front and rear and there is mains water and electricity connected.
Hardcore BALE STORE


The Land
Extending in all to some 95.66 acres (38.73 hectares), the land at Oak Tree Farm lies to the east of the farmstead and comprises mainly level pasture with a small broadleaf woodland on the southern boundary amounting to just under 4 acres. 

The land is contained in a ring fence, divided into good sized enclosures and is well fenced with mains water troughs in every field. The farm is managed under an Entry Level Stewardship agreement with buffer strips and wetland. It is clear to see the vendors enthusiasm for the nature and the farms wildlife habitats.


Other Information
Basic Payment Scheme (BPS): BPS entitlements have been established over the land.  Entitlements equal to the area of land being sold will be transferred to the purchaser. The vendor will undertake to lodge any such documents with the Rural Payments Agency (RPA) to allow the transfer of entitlements subject to RPA guidelines. Further details regarding the value of these entitlements are available at the Agents offices.

Entry Level Stewardship Scheme: Oak Tree Farm is currently in an Entry Level Stewardship Scheme  and any purchaser will be obliged to take over this agreement or part of the agreement, subject to Natural England guidelines.

Tenure: The farm is freehold with vacant possession upon completion.

Valuation: The purchaser will be required to take over all silage, hay, straw, fodder, growing and standing crops at valuation to be prepared by Kivells and there will be no counter claim for dilapidations.  Such valuations to be conducted in accordance with the central association of agricultural valuers.

Farm Sale: The vendor reserves the right to hold a farm sale on the farm before completion.

Farm Plan: The farm plan is based on ordnance survey extracts, and the areas are not guaranteed and purchasers must satisfy themselves as to their accuracy.

Easements, Wayleaves, Rights of Way: The Property is offered for sale, subject to and with the benefit of all matters contained in or referred to in the Property and Charges Register of the registered title together with all public or private rights of way, wayleaves, easements and other rights of way, which cross the property.

Boundaries: Any purchaser shall be deemed to have full knowledge of all boundaries and neither vendor nor the vendor’s agents will be responsible for defining the boundaries or the ownership thereof.  Should any dispute arise as the boundaries or any points on the particulars or plans or the interpretation of them, the question shall be referred to the vendors agent whose decision acting as experts shall be final.

Services: FARMHOUSE - Oil fired central heating. Mains electricity and private drainage.

Note: Photographs taken August 2015

Energy Performance Certificate: Rating D (65)

Viewings: Please call to make an appointment.  We are open from at least 9am to 5pm Monday to Friday and 9am to 1pm Saturdays. 
FULL DETAILS OF THIS AND EVERY PROPERTY ARE AVAILABLE ON OUR WEBSITE www.kivells.com

Contact Us 
Farms & Land Agency
Agri Business Centre, New Market Road, Holsworthy, EX22 7FA
Tel: 01409 259547 or 01409 253888 
Email: farms@kivells.com
Web: www.kivells.com

Property Features :

• 95.5 acre stock farm
• In a quiet yet accessible location
• Busy B&B enterprise