Lower House Farm

CUTCOMBE • EXMOOR • TA24 7AJ

Lower House Farm CUTCOMBE • EXMOOR • TA24 7AJ

Exceptional Exmoor Farm

Dulverton about 10 miles • Minehead about 9 miles • Taunton/ Exeter about 23 miles (all distances are approximate)

• Substantial 6 bedroom farmhouse with spectacular outlook

• Large traditional barn with scope for a variety of alternative uses (STP)

• A good range of modern farm buildings

• Accessible, productive pasture land and cleave high in amenity value

• Potential for excellent equestrian facilities with unrivalled out riding

• Delightful, private, rural setting with stunning views

• Available as a whole or in two lots

• In all about 143.34 acres (58.008 ha)

savills.co.uk

Exmoor Farmers Savills Exeter Cutcombe Market, Wheddon Cross, Minehead The Forum, Barnfield Road Somerset TA24 7DT Exeter EX1 1QR

01643 841841 01392 455755 [email protected] [email protected]

Situation Lower House Farm is situated within half a mile of Wheddon Cross, a thriving rural village with good community spirit. Local amenities at Wheddon Cross include a post office, village pub, church, primary school and livestock market. The busy moorland town of Dulverton lies approximately 10 miles away and has a host of day to day facilities. Just 9 miles away lies Minehead, the gateway onto Exmoor and a traditional seaside town. The farm is within easy reach of the North Coast known for its stunning beaches and a variety of recreational and sporting opportunities including sailing, surfing and golf. Exmoor National Park’s 267 square miles of magnificent and protected landscape provides a haven for horse lovers and Lower House Farm is particularly well placed for unsurpassed riding with easy access to the open moorland. Exmoor is also renowned for its recreational and sporting opportunities and is home to some of the finest fishing and shooting in the country. Communications are good with road access to the M5 at Tiverton (J27) or Taunton (J25). Intercity trains depart regularly from Taunton and London Paddington takes 1hr 40mins by fast train. Bristol and Exeter airports are within easy reach. Description Lower House Farm occupies a fantastic south facing position located in a rural setting which sits in a peaceful position within the Exmoor National Park. The farmhouse sits just below the brow of a hill boasting stunning views over its own land and the surrounding spectacular countryside The traditional farmhouse offers a spacious 6 bedroom family home with a spectacular out look surrounded by 143.34 acres of its own land. The farm currently operates in a traditional upland manner and is capable of supporting beef and/or sheep enterprises. It is currently used for the grazing of livestock and the production of grass forage crops. The combination of a desirable spacious dwelling, a traditional stone barn which has potential for alternative uses (stp) and good attractive pastureland makes the property highly attractive to a variety of purchasers. The property would be very suitable for equestrian use having some of the most stunning outriding in the south west and an extensive range of versatile buildings that could be adapted to provide a good range of stabling. Method Of Sale Lower House is offered for sale by private treaty as a whole or in two lots as follows:-

Lot Description Acres Hectares

1 Lower House Farmhouse, traditional and 86.52 35.013 modern buildings, Productive pasture and sloping cleave. 2 Productive Pasture and building 56.82 22.995 Whole 143.34 58.008 Gardens and grounds There is a well maintained terraced garden with areas of lawn surrounded by well stocked flower beds. At the far end of the garden is a small stone barn with monopitch roof. Farm Buildings: These comprise a range of principally modern buildings with good road access and conveniently located to the farmhouse, and may be briefly described as follows: Portal frame silage/livestock building 60’ x 32’ (approx. 18.2m x 10m) with profile roof, paneled walls with concrete floor with direct access to concrete area adjoining the range of buildings. Portal frame cattle building 60’ x 70’ (approx. 18.2m x 21.8m), with a central feed passage, sheeted roof, space boarding and concrete block sides. Adjacent is a traditional building providing extra livestock space of stone and galvanised iron construction 16’ x 45’ (approx. 5m x 13.4m) A concrete block store room A 5 Bay Dutch barn being 75’ x 21’ (approx. 23.2m x 6.5m) A farm workshop with roller shutter doors, concrete floor and part mezzanine floor, profile roof and sides with a further personnel door and security light outside Adjoining the concrete yard is a large traditional barn of stone construction under a sheeted roof with loose boxes on the ground floor and workshop/storage on the first floor. On the east side of the farmhouse a sheep building constructed of timber frame under a profile roof with a central feed passage together with an overhang on each side for feeding 120’ x 54’ (approx. 36.9m x 16.4m). The Land The land comprises of predominantly level and sloping productive pasture which runs to more steeply sloping cleave along the southern Lot 1 - Lower House Farmhouse, traditional and modern with fabulous views and fireplace with integral cupboard either side. boundary adding to its amenity and sporting appeal. buildings, Productive pasture and sloping cleave 86.52 acres Shower room fitted with sully tiled shower unit, low level W.C, and (35.013ha) vanity unit inset with handbasin and study. Lot 2 Productive Pasture and Pole Barn 56.82 acres (22.995has) Lower House Farmhouse The staircase leads to a half landing with shower room then rises to A lovely run of productive, level and gently sloping , good sized Lower House Farm offers spacious accommodation full of natural light. the first floor landing with doors to:Bedroom 1, a spacious double enclosures all with good access from and internal track and the Door opens to a large boot room with shelving and logstore and room with lovely views over the valley. Victorian fireplace and timber minor council road . The fields are stock proof and largely protected steps up to the kitchen with superb views over the valley . The floor.Bedroom 2, a double room again with fantastic views, a wash by mature beech hedges and woodland on the boundaries. A pole kitchen is well fitted with oak units including a central island with basin, fireplace and built in wardrobe.Family bathroom with a barn with Gi sheeted roof and cladding provides useful livestock and granite top with an oil fired 2 oven aga. Door from the kitchen opens panelled bath, timber vanity unit and airing cupboard with hot water machinery storage. to lobby with access to cloakroom with wash basin vanity unit with cylinder and heated towel rail. Bedroom 3 double room. Bedroom WC and backdoor with steps down to the garden and cellar. Dairy/ 4, a large double with a twin aspect overlooking the church and land Tenure utility room fitted with slate shelving, stainless steel sink and drainer at the rear as well as a built in timber wardrobe with shelving. Vacant possession on completion and plumbing for washing machine. From the inner hallway door The well lit staircase rises to the second floor landing with doors opens to:- sitting room 1 with fabulous views and fireplace with oak to Bedroom 5 a twin room and Bedroom 6 double bedroom Local Authority surround inset with jotul woodburning stove. Sitting room 2 again overlooking the church and farm buildings. Somerset County Council, County Hall, Taunton, Somerset, TA1 4DY lth

Footpaths Lower House Farm The property is offered subject to, or with the benefit of all Gross Internal Floor Area (approx): wayleaves, easements, quasi easements, rights of way, covenants Total: 309.7 sq m (3333 sq ft) and restrictions whether mentioned in these particulars or not. Services Cellar Lot 1 - mains electricity, mains and private water, private drainage Approx floor area. Lot 2 - mains electricity, private water 18.2 sq m (196 sq ft) Fixtures and Fittings Only those mentioned in these sales particulars are included in the sale. All others are specifically excluded but may be available by separate negotiation. Postcode TA24 7AJ Directions From Taunton, take the A358 towards Minehead/Wiveliscombe . After 4 miles, turn left onto the B3224 towards Exford/Wheddon Cross. Proceed for about 8 miles at Elworthy crossroads continue straight on. After 3.9 miles turn right on to the B3224. After about 8 miles, turn right onto Cutcombe Hill/A396. After 30 meters turn right onto Popery Lane and shortly after, keep left onto Higher Park Lane which leads you onto Ashwell Lane and you will arrive Ground floor at Lower House Farm on the right hand side after 0.2miles. Approx floor area. 158.3 sq m (1705 sq ft) Viewings Strictly by appointment with the joint agents Savills and Exmoor Farmers. Prior to making an appointment to view, we strongly recommend that you discuss any particular points which are likely to affect your interest in the property with a member of staff who has seen the property, in order that you do not make a wasted journey. Council Tax: Band E Sporting rights: Sporting rights are included in the sale Shooting Second floor Exmoor has some of England’s most famous shoots, several within Approx floor area. easy reach of Lower House Farm . The shooting rights are in hand 39.9 sq m (430 sq ft) and included in the sale as far as they are owned. Hunting First floor Approx floor area. Exmoor is renowned for its wonderful hunting both with stag 93.2 sq m (1003 sq ft) and foxhound packs. The hunting rights have been vested in the Badgworthy Land Company Ltd. lth

Fishing Fishing is also available on the River Exe and Barle, or on Wimbleball Reservoir. Racing National Hunt racing is available at Taunton and Wincanton. A number of point to points take place close-by. Basic Payment Scheme (BPS): The entitlements will be included in the sale and the relevant entitlement will be transferred following the successful completion of the sale. Further details are available from the joint agents – Savills and Exmoor Farmers Entry Level Stewardship (ELS): The farm is entered into an ELS agreement, the termination date being 31/05/2019. It is a condition of sale that the purchaser take over the prescriptions of this agreement until the termination date. Further details from the joint agents – Savills and Exmoor Farmers Value Added Tax Any guide price quoted or discussed are exclusive of VAT. In the event of a sale of the property or any right attached to it becoming a chargeable supply for the purposes of VAT, such tax would be payable in addition to the purchase price. Ground floor Health and Safety Approx floor area. Given the hazards of a working farm please be vigilant when 158.3 sq m (1705 sq ft) making your inspection for your own safety particularly around the farm buildings.

IMPORTANT NOTICE Savills, Exmoor Farmers and their clients give notice that: 1.They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. Second floor 2.Any areas, measurements or distances are approximate. The text, Approx floor area. photographs and plans are for guidance only and are not necessarily 39.9 sq m (430 sq ft) comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. 16.08.17 BH

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