WHOOFER FARM, WILDSWORTH £575,000

WHOOFER FARM WILDSWORTH, GAINSBOROUGH, , DN21 3EH set in approx. 3 Acres with full planning on adjacent Barn.

DESCRIPTION An attractive early Victorian detached farmhouse with more recent and later additions which has been maintained to a high standard and modernised by the current owners of 21 years. Despite renovations over this time many original features have been retained or restored. The house has the benefit of being in a rural location and the property is set amidst approx. 3 acres. A lovely family home with definite scope for further business opportunities. There is a separate one bedroom lodge which has recently been let at £500 per calendar month under the rent a room scheme. Other possibilities are Air BNB or either additional home/office space. Adjacent to the property is a two storey barn with full planning consent for conversion into a two bedroom cottage or two one bedroom cottages. Again there would be further opportunities for this space subject to planning changes, i.e. additional family accommodation or offices to work from home. There are 5 brick built 12’ x 12’ stables and a covered crew yard and provides possibilities for an equestrian facility. LOCATION Whoofer Farm is set approximately ¾ mile down a track amidst farmland and woodland and provides a beautiful and peaceful location, yet is only 10 minutes from Gainsborough town centre. Doncaster and Retford are within 30 minutes and provide mainline railway services to /Edinburgh on the intercity link and the A1 is within a 40 minute drive with links to the wider motorway network. Look ing north, is only 25 minutes away with links to M180, M18 & M62 etc. The property is in the catchment for the Queen Elizabeth School in nearby Gainsborough and there are other schooling facilities close by. DIRECTIONS From Gainsborough head north out of the town into Morton. Proceed out of Morton on the Walkerith Road and take the first main turning right signposted Laughton onto Laughton Road. Carry on Laughton Lane for approx. 3 miles, there is a right hand bend, proceed along passed Redhill Park Farm, as you come out of the s bend to your left there is a track a short distance along where you turn to the signposted Warp & Whoofer Farms, detectable by a black and yellow gate. Proceed along this track for ¾ mile and Whoofer Farm will be found at the end.

ACCOMMODATION Half glazed UPVC door to

ENTRANCE HALL 17’7” x 3’9” (5.38m x 1.18m) with stained wood moulded skirtings and wooden architraves. Stairs to first floor landing, under stairs storage cupboard, ceramic tiled flooring

SITTING ROOM 14’1 x 13’9” (4.31m x 4.24m) dual aspect with double glazed French doors and side aspect window, both overlooking formal gardens and adjoining paddock and farmland, rustic brick faced wall with fireplace with fitted log burner on raised quarry tiled hearth, high moulded skirtings, exposed ceiling timbers, tv and telephone points, ceramic tiled flooring

KITCHEN 11’8” x 11’5” (3.59m x 3.52m) dual aspect to side and rear overlooking paddocks and farmland and into the yard to the side. An extensive range of grey coloured soft close base and wall mounted cupboard and drawer units, one and a quarter enamel sink drainer unit with mixer tap. Integrated fridge and freezer, integrated stainless steel Hoover electric oven with combination microwave and grill above, five ring gas hob with stainless steel extractor canopy, ample white quartz working surfaces with concealed sockets and built in wine cooler under. Features an oil fired Rayburn 480K, fully programmable hot water/central heating boiler and double oven cooker with hotplate, set into an open recess through to dining room with tiled surround and some spot lighting, tv point, exposed ceiling timbers, tiled walls, ceramic tiled flooring, built in wine cooler

Step down with wooden arch bressimer to the original part of the farmhouse which leads to

DINING ROOM 12’3” x 11’8” (3.74m x 3.61m) with half brick faced walls, exposed ceiling timbers, tiled flooring, wood moulded skirtings, built in floor to ceiling cupboard and internet access point, French doors to the

CONSERVATORY 14’3” x 12’5” (4.35m x 3.81m) brick based with double glazed windows, polycarbonate ceiling, ceramic tiled flooring, wall mounted pebble effect electric fire, fitted bar, contemporary radiator, tv point. Door linking into the “Whoofer Lodge” also single door into the formal garden.

UTILITY ROOM matching base and wall mounted cupboards to the kitchen, side aspect double glazed window, deep Belfast sink with mixer tap, integrated dishwasher, washing machine and fridge, matching quartz working surfaces with concealed sockets, tiled splashbacks, ceramic tiled flooring, spotlighting

CLOAKROOM with low level wc with concealed cistern with wood panelled walls and display shelf over and extractor.

TACK/BOOT ROOM dual aspect double glazed space with mezzanine storage above. High windows overlooking fields and woodland, base moulded skirtings, exposed ceiling timbers, cupboard units with working surfaces above, overhead storage cupboard, tv point ceramic tiled flooring, exposed ceiling timbers and half glazed door with cat flap to rear FAMILY BATHROOM 10’7” x7’1” (((3(333....22227777mmmm xxx 222.2...11117777mmmm)))) courtyard garden. front aspect double glazed window with views to formal gardens, fields and woodland, four piece STAIRCASE doglegged turning staircase with white suite with roll top claw footed bath with large picture window overlooking the garden, handheld mixer tap/shower attachment, high paddocks, woodland and fields. Leading to level flush, vanity unit with large inset sink mixer taps with cupboard and drawers below, corner FIRST FLOOR fitted shower cubicle with curved glazed screen, tiled walls and electric shower. Additional part GALLERY STYLE LANDING high gloss wooden tiled walls, ceramic tiled flooring, chrome towel flooring, step up to further landing, shelved rail radiator, exposed ceiling timbers with cupboard extractor and recessed downlighting.

BEDROOM ONE 14’ x 9’10” (4.27m x 3.04m) front WHOOFER LODGE aspect, sealed unit double glazed window with views to formal garden, paddocks and fields with Half glazed UPVC door into shutters. Range of built in wardrobes with mirror fronted doors with hanging and shelving space, OPEN PLAN KITCHEN LIVING DINING ROOM tv point, moulded skirtings, Victorian style 17’2” x 10’3” (5.25m x 3.15m) with side aspect fireplace, high gloss laminate wooden flooring double glazed window, double glazed door into and door to the conservatory for Whoofer Farmhouse. Vaulted ceiling with exposed ceiling timbers. The EN SUITE SHOWER ROOM with tile enclosed lounge area has a corner fitted log burner with shower cubicle with glazed screen and electric tiled surround, ceramic tiled flooring, tv point shower, low level wc, rectangular vanity unit with and separate internet access point. The kitchen cupboards below, ceramic tiled flooring, part has a range of base cupboard units and open tiled walls and extractor. shelving, white working surfaces with single inset sink with Triton electric water heater, lower shelf BEDROOM TWO 14’ x 10’8” (4.27m x 3.30m) front with space for small fridge below and one aspect double glazed window, high gloss wood additional appliance, ceramic tiled flooring, effect laminate flooring, high moulded skirtings, spotlighting, door and step down to exposed ceiling timbers, tv point BEDROOM 14’3” x 10’3” (4(4(4.35m(4 .35m x 3.13m) front BEDROOM THREE 12’1” x 10’ (3.70m x 3.05m) aspect double glazed window, wood effect side aspect double glazed window with views to flooring, vaulted ceiling with exposed ceiling fields and paddocks, half vaulted ceiling with timbers, tv points, spotlighting, additional half exposed ceiling timbers, moulded skirtings, part glazed stable door leading into the yard, door to brick faced wall, tv point EN SUITE SHOWER ROOM front aspect double BEDROOM FOUR 10’ x 8’10” (3.06m x 2.74m) rear glazed window, corner fitted shower cubicle with aspect sealed unit double glazed window with electric triton shower, curved glazed screen, tiled views to paddocks, fields and woodland. Range walls, low level wc, ceramic tiled flooring and of built in wardrobes with hanging and shelving painted brick faced and with part glazed ceiling exposing timbers above

OUTSIDE negotiation, hot tub and field shelters From the track access you have a etc. private driveway, turning point and space for several vehicles leading to five GENERAL REMARKS & bar wrought iron gate leading into the STIPULATIONS attached covered yard with water and electric supply and also providing Tenure and Possession: The Property is freehold and vacant possession will be given upon completion. parking for numerous vehicles and Council Tax: We are advised by Bassetlaw District trailers. Council that this property is in Band E. Services: Please note we have not tested the services or any of the equipment or appliances in this property, Stable block with stable doors, power accordingly we strongly advise prospective buyers to and lighting and additional two storey commission their own survey or service reports before barn which has full planning consent to finalizing their offer to purchase. Floorplans: The floorplans within these particulars are convert to one two bed or two one for identification purposes only, they are bedroom cottages. representational and are not to scale. Accuracy and proportions should be checked by prospective purchasers at the property. From the drive there is a gate giving Hours of Business: Monday to Friday 9am - 5.30pm, access to the front formal garden which Saturday 9am – 1pm. could provide garden for Whoofer Lodge Viewing: Please contact the Retford office on 01777 which has brick and sleeper raised 709112. Free Valuation: We would be happy to provide you with divide with the garden being lawned a free market appraisal of your own property should you with some established shrubs and wish to sell. Further information can be obtained from fencing and flower beds. Additional Brown & Co, Retford - 01777 709112. Agents Note: In accordance with the most recent Anti picket style gate to the formal garden of Money Laundering Legislation, buyers will be required to Whoofer Farm which is fenced to all provide proof of identity and address to the selling agent three sides, well stocked and once an offer has been submitted and accepted (subject to contract) prior to solicitors being instructed. established with various separate areas Financial Services: In order to ensure your move runs as of lawn, pebble and artificial lawn with smoothly as possible we can introduce you to Fiducia established shrub and tree flower beds Comprehensive Financial Planning who offer a financial and borders. There are two sandstone services team who specialize in residential and commercial property finance. Their expertise combined patio areas and additional lighting and with the latest technology makes them best placed to water supply. Ornamental duck pond advise on all your mortgage and insurance needs to which leads to additional paddock area ensure you get the right financial package for your new home. with decked area, externally the Your home may be repossessed if you do not keep up property is surrounded by paddocks and repayments on your mortgage. fields in total approximately 3 acres. Surveys: We naturally hope that you purchase your next home through Brown & Co, but if you find a suitable property through another agent, our team of To the rear of the garden there is a large experienced Chartered Surveyors led locally by Jeremy Indian stone paved courtyard garden Baguley MRICS are able to carry out all types of survey with a slightly raised composite decked work, including Valuations, RICS Homebuyers Reports and Building Surveys. For more information on our area with gate giving access to the yard services please contact our Survey Team on 01777 and barns. External timber “tiki” bar, 712946. tiled picnic table and matching benches, These particulars were prepared in July 2020. slightly raised decked area with post and rail fencing to all sides. External lighting and water supply here. The vendors have made it known that some external and internal items could be available by

IMPORTANT NOTICES Brown & Co for themselves and for the Vendors or Lessors of this Property give notice that: 1. These particulars are intended to give a fair and accurate general outline only for the guidance of intending Purchasers or Lessees and they do not constitute an offer or contract or any part of an offer or contract. 2. All descriptions, dimensions, references to condition and other items in these Particulars are given as a guide only and no responsibility is assumed by Brown & Co for the accuracy of individual items. Intending Purchasers or Lessees should not rely on them as statements or representations of fact and should satisfy themselves as to the correctness of each item by inspection or by making independent enquiries. In particular, dimensions of land, rooms or buildings should be checked. Metric/ imperial conversions are approximate only. 3. Intending Purchasers or Lessees should make their own independent enquiries regarding use or past use of the property, necessary permissions for use and occupation, potential uses and any others matters affecting the property prior to purchase. 4. Brown & Co, and any person in its employ, does not have the authority, whether in these Particulars, during negotiations or otherwise, to make or give any representation or warranty relation to this property. No responsibility is taken by Brown & Co for any error, omission of mis-statement in these particulars. 5. No responsibility can be accepted for any costs or expenses incurred by intending Purchasers or Lessees in inspecting the property, making further enquiries or submitting offers for the Property. Any person inspecting the property does so entirely at their own risk. 6. All prices are quoted subject to contract and exclusive of VAT, except where otherwise stated. 7. In the case of agricultural property, intending purchasers should make their own independent enquiries with the RPA as to Basic Payment Scheme eligibility of any land being sold or leased. 8. Brown & Co is the trading name of Brown & Co – Property and Business Consultants LLP. Registered Office: Granta Hall, Finkin Street, , Lincolnshire NG31 6QZ. Registered in and Wales. Registration Number OC302092. 9. These Particulars were prepared in XXXXXXXXX.

29-33 Grove Street, Retford, Nottinghamshire, DN22 6JP 01777 709112 | retfordretford@brown@[email protected]