Property description

DESCRIPTION The farmhouse is a stone built traditional Cumbrian Longhouse which has oil fired central heating, double glazed windows and has recently been extended into an adjacent barn providing spacious five bedroomed accommodation subject to further refurbishment. The activated planning permission at East Cocklake allows for further extension into an adjoining workshop which could provide an annex or even a separate cottage subject to relevant planning permission. it enjoys a wonderful secluded location and has potential to increase the present income. The farm includes a small mature wood and an area of moorland an has the potential for a small mixed bag shoot. 

LOCATION East Cocklake is located some three miles East of Alston and two miles North West of Nenthead in the county of Cumbria. Hexham is some 26 miles to the North East. 

DIRECTIONS From Alston take the A689 to Nenthall, just past the Hotel which is on the right hand side, take the next left which has a brown sign for holiday cottages. At the first bend bear right and the farm is quarter of a mile ahead on the right hand side. 

SERVICES The property has the benefit of mains electricity, a private spring water supply and drainage is to a private septic tank. 

CHARGES Eden District Council Tax Band D. 

THE HOUSE:  

GROUND FLOOR:  

ENTRANCE LOBBY With stairs leading off. 

SITTING ROOM 14' 5" x 13' 7" (4.41m x 4.15m) Multi fuel stove, radiator. 

DINING ROOM 14' 3" x 8' 11" (4.36m x 2.74m) Fireplace incorporating an open fire. 

OLD HOUSE KITCHEN 10' 4" x 9' 0" (3.17m x 2.76m)  

UTILITY ROOM 9' 1" x 9' 0" (2.78m x 2.76m) Central heating boiler. 

NEW ROOM 13' 9" x 9' 3" (4.20m x 2.84m) With french doors allowing access to the rear yard. 

NEW ROOM 14' 6" x 18' 2" (4.44m x 5.54m) Suggested for the new kitchen with french doors opening onto the stone patio and far reaching views. 

FIRST FLOOR:  

LANDING  

BEDROOM 2 14' 5" x 9' 0" (4.40m x 2.76m)  

BEDROOM 3 12' 10" x 9' 2" (3.93m x 2.80m)  

BEDROOM 1 14' 7" x 13' 5" (4.47m x 4.11m)  

NEW ROOM 14' 6" x 18' 8" (4.43m x 5.69m) With far reaching views to the south. 

NEW ROOM 14' 0" x 10' 7" (4.27m x 3.24m) With views over the fields behind the house. 

BATHROOM Panelled bath, wash hand basin, wc. 

EXTERNALLY Walled garden with large wrought iron gates to front. Walled tree garden to the side. Wooded wetland amenity area to the rear of the farm. 

BUILDINGS There is a range of farm buildings associated with the farm's former use as a Dairy Farm, cowshed, with stalls, large hayshed with lean to, storage sheds, silage pit, sheep dip and pens. 

LAND Totalling some 241.74 Acres (97.83Ha) and comprising of in by hay meadows, upland pasture and moorland (white ground). See Schedule of areas for breakdown. The land has been let for grazing in recent years however the vendor has retained the benefit of Single Farm Payment Scheme, all of which will be transferred to the successful purchaser. 

WOODLAND There is a small mature wood (0.98Ha) comprising mainly of Spruce with Broadleaf margins. 

SPORTING The sporting rights are included in the sale. There is potential for a small walked up shoot with a mixed bag of Grouse, Pheasant and Partridge. 

FARM INCOME Income from farm: SFP £10,700 HLS and ELS £11,200

Grazing retn £1,400 TOTAL INCOME c. £23,300 pa. 

MINERALS These are reserved out of the sale. 

SINGLE FARM PAYMENT The vendor will undertake to transfer the proportion of entitlements relating to the land for sale in so far as he is able subject to the purchaser meeting the agents charges of £250 plus VAT. The appointment of entitlements is 38.01Ha of SDA and 54.33Ha of Moorland (subject to confirmation). 

ENVIRONMENTAL SCHEMES The farm is currently in a Higher Level Scheme and the purchaser Will be required to take over this scheme. Full details are available for inspection at the Agents office. 

WAYLEAVES, EASEMENTS AND RIGHTS OF WAY The farm is sold subject to and with the benefit of all existing Wayleaves, Easements and Rights of Way. A Right of Way and an easement to install a water pipe will be reserved to the retained land, the route of which is shown approximately on the sale plan. There is an access reserved to Foreshieldgrains also shown in yellow on the sale plan. There are two public footpaths over the farm and the area of moorland is registered under the CRoW Act for public access. 

TENURE The property is for sale Freehold with vacant possession on completion. 

ADDITIONAL INFORMATION There is an information pack available to view in the office. 

FREE MARKET APPRAISAL We would be pleased to provide professional, unbiased advice on the current value and marketing of your existing home. 

VIEWINGS Viewing is strictly by appointment. Arrangements can be made by contacting YoungsRPS, Hexham (01434 608980).