Property description

Higher Velly Farm comprises a substantial six bedroom period farmhouse, range of traditional stone & slate farm buildings, further range of semi-modern timber frame buildings used for cattle and sheep and just under 63 acres of well farmed productive pasture and arable ground. The land is contained within two lots, the principal lot totalling some 32.65 acres in a ring fence block adjoining the farmstead. Across the road to the south west is a further lot comprising some 30.13 acres of good arable and pasture land. It is all generally level, some gently sloping, and most of it could be used for arable production. There is good access from the main or parish roads.


The Farmhouse 
A charming characterful family home offering substantial accommodation with six bedrooms and three reception rooms. The residence has been used for B&B by the current owners, the house would lend itself for dual family occupancy occupation with little alteration needed.

Approached from the car parking area, the accommodation comprises; Front Porch with door to Front Hall and doors to Sitting Room, Dining Room, Office, Games Room and stairs with cupboard under to first floor. The Dining Room has a lovely large inglenook fireplace with cloam oven, timber lintel and alcove with built in cupboard. Sitting Room with window seat overlooking front garden, built in cupboard to alcove, attractive fireplace with tiled surround.

First Floor Landing with Six Bedrooms, one en-suite, Family Bathroom with claw foot bath, shower, WC and wash basin. Separate WC with wash hand basin. The gardens lie principally to the front and rear of the farmhouse and comprise lawns with pretty flower bed and mature shrub borders. At the side of the farmhouse is a concreted hard-standing and access to the rear garden and small stone and slate built Garden Store. 

The Farm Buildings
The yards and farm buildings are conveniently located a short distance from the farmhouse and comprise a useful range of semi-modern sheds with some traditional stone barns. There is water and electricity connected. They comprise;
Loose House: 60' 0'' x 55' 0'' (18.27m x 16.75m) Portal frame with space boarding under a profile sheet roof. Concrete feed and scrape passage, feed barriers. 
Silage Clamp: 80' 0'' x 30' 0'' (24.37m x 9.14m) Portal frame with space boarding under a profile sheet roof.
Lean-to Sheep Shed: 80' 0'' x 50' 0'‘ (24.37m x 15.23m) Timber frame with space boarding and concrete feed passage under a corrugated sheet roof.
Straw Shed: 60' 0'' x 24' 0'' (18.27m x 7.31m) Timber frame with concrete floor under a corrugated sheet roof.
Lean-to Open Yard: 48' 0'' x 20' 0'' (14.62m x 6.09m) Timber frame under a profile sheet roof and concrete floor.
Traditional Stone Barn: 33' 0'' x 20' 0'' (10.05m x 6.09m) Profile sheet roof with a concrete floor,
Traditional Stone Barn: 68' 0'' x 20' 0'' (20.71m x 6.09m including garage) Slate roof with adjoining concrete block and slate roof Garage.
Cubicle Shed: 43' 0'' x 34' 0'' (13.10m x 10.36m) Timber frame under a profile sheet roof, 18 cubicles with concrete scrape passage. Adjoining 
Timber Cow Kennel: 32' 0'' x 22' 0'' (9.75m x 6.70m) With 16 cubicles and concrete scrape passage.
Slurry Store


The Land
Extending in all to some 62.78 acres (25.41 hectares), the land at Higher Velly Farm comprises two superb blocks of pasture land with excellent road access and commanding views to the north across Bideford Bay to Exmoor. The principal lot of 32.65 acres (13.21 hectares) sits to the front and rear of the farmhouse with a three cornered field just across the road. This extremely useful run of permanent pasture is mainly level and in good sized enclosures with well fenced natural hedge bank boundaries. There is a small strip of deciduous woodland on the farms eastern boundary. The second block can be found to the south-west of the holding and comprises some 30.13 acres (12.20 hectares) of productive arable and grazing land again in a ring fence with good access from the main road leading to Hartland from the A39. The land is mainly level, principally free draining and has proven to grow good cereal crops in the past, but more recently it has been in pasture and has provided three abundant crops of silage. These well farmed blocks of land are in excellent heart and the hedges, fences and gateways have been well maintained. Both lots of land are serviced by a mains water supply.


Important Information
Basic Payment Entitlements (BPS): Entitlements have been established over the land and entitlements equal to the area of eligible 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 these entitlements are available at the Agents office.

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 Messrs 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.

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: Mains water and electricity to the farmhouse and farm buildings. Private drainage.

Viewings: Please call to make an appointment.  We are open from at least 9am to 6pm 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 Department, Agri-Business, New Market Road, Holsworthy, Devon, EX22 7FA  
Tel: 01409 259547. Email: dckivell@kivells.com.

Property Features :

• Wonderful residential and stock farm
• Six bedroom farmhouse
• Just under 63 acres of grass and arable land
• Available as a whole or in two lots