Property description

DESCRIPTION Traditional three bedroom Northumbrian farmhouse situated in a picturesque accessible location in the North Tyne Valley, with approximately 90.34 acres (36.56 ha). 

LOCATION Smalesmouth is located 8 miles west of Bellingham and approximately 24 miles north west of the market town of Hexham which supports a wide range of shops and services. 

DIRECTIONS Heading north on the B6320 into Bellingham, at the church, take the first left hand turn signposted Kielder and Falstone. Follow the road approximately 3 miles, to the T junction and turn left. Stay on this road for 4 miles, the property is located on the lefthand side and can be identified by a for sale board. 

SERVICES Mains electricity is connected. Private water supply and drainage. 

CHARGES Northumberland County Council tax band D.  

FARMHOUSE  

HALL Spacious and light hallway with galleried landing above and access to:- 

LIVING ROOM 4.66m x 4.81m (15' 3" x 15' 9") Inglenook fireplace with log burning stove. Fitted bookshelves. 

SITTING ROOM 4.72m x 4.63m (15' 6" x 15' 2") Feature traditional stone inglenook fireplace incorporating a multi-fuel stove set on a stone hearth. The stove heats the water and central heating. There is also an oil fired boiler system which can be used. 

DINING ROOM 5.42m x 3.81m (17' 9" x 12' 6") A spacious room ideal for entertaining with views into the garden and courtyard. 

UTILITY ROOM 3.34m x 4.08m (10' 11" x 13' 5") The utility is currently plumbed in for a washing machine. There is the potential to extend the existing kitchen into the utility to create a substantial family kitchen. 

COLD STORE 3.37m x 2.94m (11' 1" x 9' 8") WC with wash basin. 

STUDY 2.72m x 3.05m (8' 11" x 10' 0")  

BATHROOM 2.60m x 3.29m (8' 6" x 10' 10") Bath with shower over. WC and wash hand basin. 

KITCHEN 3.25m x 4.59m (10' 8" x 15' 1") Pine units under oak worktops with a double Belfast Sink and Aga. 

UPSTAIRS WC WC and wash basin 

BEDROOM 1 4.68m x 4.28m (15' 4" x 14' 1")  

BEDROOM 2 15' 4" x 13' 6" (4.69m x 4.12m)  

BEDROOM 3 13' 0" x 11' 3" (3.97m x 3.43m)  

GARAGE 5.08m x 9.84m (16' 8" x 32' 3") Large double garage. 

GARDEN There is a lawned walled garden to the west of the property which enjoys views of the surrounding countryside.

A spacious, enclosed courtyard gives access to the east of the property. 

PLANNING PERMISSION There is an existing planning permission (Northumberland County Council C/05/00259/NPA) for the conversion of the redundant agricultural buildings to provide one holiday letting unit, office and workshop space. The purchaser must make their own enquiries in regard to this matter.  

TENURE The property is Leasehold with effect from 13th May 1946 for a term of 999 years with an annual ground rent of £35. 

SPORTING RIGHTS The sporting rights are included in 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. There are 22.28Ha of SDA entitlements. 

ENVIRONMENTAL SCHEMES The farm has just been entered into an Entry Level Scheme and the purchaser will be required to take over this scheme. Full details are available for inspection at the Agents office. The purchaser will be required to transfer the ELS scheme as soon as possible after completion.  

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. 

MINERALS The mineral rights are reserved under the lease. 

LAND Totalling 90.34 Acres (36.56Ha) comprising upland pasture, meadows, riverbank and river, see the schedule of areas for a breakdown. The land is currently let on a grazing licence. 

WOODLAND There is an extensive area of woodland which provides ample fuel throughout the year for the multifuel stove. 

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 be appointment. Arrangements can be made by contacting YoungsRPS, Hexham on 01434 608980.