Property description

Privately situated residential and stock farm.
Traditional character farmhouse with six bedrooms and two reception rooms and L shaped range of stone and cob barns (with potential). Versatile range of modern farm buildings, Extending in total to 92.84 acres with extremely productive ring fenced pasture and arable land with single bank fishing on the River Tamar. Only minutes from a popular village and within easy access of the spectacular North Cornish coast. EPC F


Situation
Quietly and privately set in the midst of its own land, Lodgeworthy Farm is only a few minutes from the centre of the village of Bridgerule, which benefits from a pub, village stores, church and chapel. The nearest town, Holsworthy which lies some five miles the north-east and has a thriving weekly livestock and pannier market, together with a good range of shopping, banking, schooling and recreational facilities. The Cornish seaside town of Bude is a ten minute drive away and offers fantastic surfing opportunities with lovely walks along the rugged coastline. Bude can be found just off the A39 ‘Atlantic Highway’ which also links to the larger town of Barnstaple and its  mainline railway station. Launceston is half an hours drive to the south and provides a further range of shopping, banking and recreational facilities together with a link to A30, Exeter and the M5 beyond.


Introduction
Approached through a pair of impressive wrought iron gates, the long private entrance drive leads to the courtyard, farmhouse and farm buildings.

Sitting at the heart of the farm, the traditionally built farmhouse offers good sized family accommodation and retains many of its original character features such as slate floors and an inglenook fireplaces. Complimented by an oil fired Aga in the kitchen and night storage radiators to many of the rooms, together with a double glazed conservatory. There is a lovely private lawn and shrub garden to the rear of the property with ample parking and garaging to the front.

The small range of stone and cob barns form a loose L shape around the farmhouse and could be used for equestrian purposes, although they have much potential for conversion to ancillary accommodation/holiday lets, subject to the necessary planning consents.  The modern farm buildings are conveniently located a short distance from the farmhouse and offer versatile livestock accommodation together with ample fodder and machinery storage.


The Farmhouse
All measurements are approximate. There are numerous power points and television points although not listed and none of the electrical items have been tested.

Half glazed entrance door to

Hall with coat hanging area, door to utility room, inner hall and

Cloakroom - Wash hand basin, WC and tiled shower cubicle.

Inner Hall - Stairs rise to first floor, entrance door and doors to dining room and

Sitting Room - 14' 9''  x 14' 8''  (4.52m x 4.49m) With lovely views over the garden. Open fireplace with attractive stone surround and integral display/television shelf.

Dining Room - 18' 7''  x 14' 6''  (5.69m x 4.42m) Large inglenook fireplace with multi-fuel burner, window with window seat overlooking the gardens, slate flag flooring and steps down to

Kitchen - 17' 1''  x 12' 2''  (5.22m x 3.73m) Fitted with a range of wall and base units with work surfaces over and two stainless steel single drainer sink units. Central island with storage under. Built in storage cupboard. Space and plumbing for dishwasher. Oil fired four oven Aga. Door to rear hall and opening to

Conservatory - 21' 1''  x 12' 2''  (6.45m x 3.72m) Slate flag floor, exposed stone wall and
double doors to garden.

Rear Porch/Office Area with  door to courtyard and door to

Utility - 14' 7''  x 8' 0''  (4.45m x 2.44m) Range of base units with work surfaces over. Plumbing for washing machine. Door to front hall.

Stairs rise to first floor landing with doors off to

Bedroom 1 - 15' 4''  x 8' 1''  (4.69m x 2.47m)

Bedroom 2 - 15' 4''  x 7' 2''  (4.70m x 2.20m) Wash hand basin

Separate WC - Wash hand basin and WC

Bathroom - Fitted bathroom suite with Jacuzzi bath, wash basin and WC. Tiled walls.

Bedroom 3 - 15' 2''  x 8' 8''  (4.64m x 2.66m) Built in wardrobe and drawers. Sliding door to
En-suite with wash hand basin, WC and shower cubicle. Heated towel rail.

Inner Landing with linen cupboard/airing cupboard housing hot water tank with immersion heater. Steps down to

Master Bedroom/Bedroom 4 - 13' 10''  x 12' 3''  (4.24m x 3.75m) Fitted wardrobes and dressing table. Loft access. Built in cupboard and door to
En-suite with wash hand basin, WC and shower cubicle.

Bedroom 5 - 10' 11''  x 7' 10''  (3.35m x 2.41m) Door to
En-suite with wash hand basin, WC and heated towel rail.

Bedroom 6 - 10' 11''  x 6' 4''  (3.33m x 1.94m)


The Gardens and Grounds
From the parking and turning area, a path at to the side of the farmhouse leads to the sheltered and private gardens which are a lovely mixture of level lawns, shrub borders and flower beds. Attached at the side of to the farmhouse is an open fronted double GARAGE with adjoining log shed.

The Farm Buildings
The farm buildings comprise both traditional and modern buildings which are served by concreted yards and aprons. They are currently utilised for young stock rearing and all buildings have mains water
connected.

Traditional Barn - 81' 9''  x 19' 6''  (24.92m x 5.94m) Stone and cob construction under a slate roof. Divided into three loose boxes with partial loft over. Adjoining to the rear

Loose House - 114' 9''  x 25' 6''  (35m x 7.77m) Open fronted,  steel and timber frame under a corrugated asbestos sheet roof. Open fronted with feed barriers, concrete floor and aprons.

Traditional Barn - 36'  x 14' 6''  (10.97m x 4.42m) Stone and cob construction under a
corrugated galvanise iron (CGI) roof divided into two loose boxes. Adjoining

Traditional Shippon - 48'  x 17' 6''  (14.63m x 5.33m) Brick and stone elevations under a CGI roof. Adjoining

Traditional Barn - 62'  x 20'  (18.9m x 6.1m) Stone, cob under a slate roof used as a calves house

Traditional Barn - 26'  x 17'  (7.92m x 5.18m) Stone, cob and concrete block elevations
under a slate roof used as a calves house

Loose House - 17' 6''  x 14' 6''  (5.33m x 4.42m) Open fronted timber pole with CGI
elevations and roof.

Livestock Building - 60'  x 25'  (18.29m x 7.62m) Steel portal frame with concrete block and Yorkshire boarding elevations under a profile   sheet roof, part concrete floor with feed barriers to front. Adjoining

Parlour Building (redundant) - 60'  x 20'  (18.29m x 6.1m) Concrete block elevations under a CGI roof with loose house at far end.

Feed yard with feed barriers

Slurry lagoon with weeping wall

‘Horns’ Cubicle Building - 83' 6''  x 44' 6''  (25.45m x 13.56m) Central scrape passage and cubicles for 88

Covered Cattle Race - 44' 6''  x 15'  maximum (13.56m x 4.57m) Open fronted with concrete block walls under a CGI roof and access to rear yard

Silage Pit -  95'  x 56'  (28.96m x 17.07m) Concrete walls and floor. The vendor retains the right to use the silage clamp until March 2012

‘Wareing’ Livestock Building - 60'  x 45'  (18.29m x 13.72m) Steel portal frame with CGI elevations under a corrugated asbestos roof. Open fronted loose housing with feed barriers to front and fodder/machinery store to rear.

Earth bank SILAGE CLAMP - 73'  x 70'  (22.25m x 21.34m) with concrete floor.


The Land
Extending in all to some 87.38 acres (35.36 hectares)  the land is contained within a ring fence and surrounds the farmstead. Internal tracks and the farms entrance lane give access to the majority of the fields which are mainly level and have mains water connected. The land has been well farmed and is capable of growing an abundance of forage or arable crops. The fences, gateways and hedges have been well maintained. Note: The Parish Council has purchased a small strip of land on the farms northern boundary, which they will have access to for a limited period of time. The new purchaser will be able to graze this land in the interim period.

Single Farm Payment Entitlement - Single Farm Payment entitlements have been established over the land. 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.

Fishing Rights - The farm benefits from approximately 1100m of single bank fishing rights on the River Tamar.

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.

Please note - The vendor retains the right to use the silage clamp until March 2012

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 - Mains water and electricity, private drainage.

Local Authorities and Utilities - Torridge District Council, Riverbank House, Bideford, Devon, EX39 2QG.  Tel: 01237 428700