KITCHEN GROUND IRTON, HOLMROOK, CUMBRIA CA19 1YP
Mitchells Land Agency Lakeland Livestock Centre Cockermouth Cumbria CA13 0QQ Tel No. 01900 822016 Email: [email protected]
Kitchen Ground Irton, Holmrook, Cumbria, CA19 1YP
Kitchen Ground is an excellent Lakeland farm, situated in a quiet, secluded and picturesque rural location in the Lake District National Park, which is a UNESCO World Heritage Site.
For sale by Private Treaty in three separate lots and as a whole. The property comprises an excellent farmhouse, range of traditional and modern buildings together with 157 Acres of Agricultural land and woodland.
For an aerial video of the farmstead and surrounding land please go to the following webpage: http://www.mitchellslandagency.co.uk/properties-for-sale/
Guide Prices Lot 1 £495,000 Lot 2 £230,000 Lot 3 £175,000
GENERAL DESCRIPTION OF THE PROPERTY: Directions & Situation: From the A595 at Holmrook take the Wasdale Head and Santon Bridge road, East. Travel 1.5 miles, Turn right sign post, Eskdale Green & Broughton, after 250 yards turn right. Kitchen ground is 450 yards down a hardcore Lonning leading from the public highway. The Post Code (CA19 1YP) will locate the property using GPS navigation equipment.
Local Amenities with primary and secondary schools are provided in Egremont, more diverse amenities are available in the nearby town of Whitehaven, Workington and Cockermouth.
o Egremont 11 miles o Cockermouth 25 miles o Carlisle (M6 North) 53 miles o Penrith (M6 South) 55 miles
LOT 1
FARMHOUSE The Farmhouse has been extensively renovated by the current owners. The building comprises a stone- built property with rendered elevations under a slate roof. The attached traditional barns offer an opportunity to add additional accommodation or conversion, subject to necessary consents.
The property has been tastefully renovated with many original and period features including, stone floors, exposed timberwork and beams and open fireplaces.
Ground Floor:
Kitchen Dining Room 7.60m x 4.27m (24’11” x 14’) The single-story room has triple aspect windows. Fitted solid timber wall and floor units with a marble work surface. The floor is stone flagged, the Alpha range cooker is built into a brick surround.
Sitting Room Kitchen
Sitting Room 5.13m x 3.93m (16’10” x 12’11”) Stone flagged floor, original exposed Oak beams and a period range in a sandstone surround.
Living Room Wet Room
Living Room 5.23m x 4.43m (17’2” x 14’6”) Sandstone flagged floor, sandstone fire surround containing a “Country Kiln” wood burning stove. Exposed beams. There is a door leading to the rear garden. The window has timber shutters.
Hall With turned staircase to the first floor, under stairs store cupboard.
Study 3.90m x 3.65m (12’10” x 12’) Exposed Pine plank flooring, Sandstone fire surround with an open fireplace and slate hearth.
Wet Room 3.70m x 3.00m (12’2” x 9’10”) Fully tiled floor and walls, benefiting from under floor electric heating. Containing shower, WC and Wash hand basin. Plumbed for an automatic washing machine. Walk-in store cupboard.
First Floor Bedroom 1 - 5.12m x 4.36m (16’10” x 14’4”) Built-in airing cupboard. TV aerial point.
Bedroom 2 – 5.23m x 4.31m (17’2” x 14’2”) Sandstone fire surround with open fireplace.
Bedroom 3 – 3.94m x 4.16m (12’11” x 13’8”) Sandstone fire surround with open fire and slate hearth. TV aerial point.
Bathroom 3.79m x 4.35m (12’5” x 14’3”) Exposed Pine floor boards. Free standing role topped bath with mixer taps and shower head. WC and wash handbasin and heater towel rail.
Bedroom 1 Bathroom
Turned stair case leading to the Second Floor: Bedroom 4 – 3.42m x 4.39m (11’3” x 14’5” max) Exposed beams, skylight window.
Attic Room 4.30m x 4.10m (14’1” x 13’5”) Used for general storage. Skylight window.
Attic room 10.90m x 4.41m (35’9” x x14’6”) Containing water tank. Used for general storage. There is a window and skylight window.
Bedroom 1 Bathroom Outside: At the front, side and rear of the farmhouse there is a walled lawn garden. At the front of the property the garden has access to a cobbled yard containing the traditional stone buildings.
Services: Mains electricity and water are connected. The telephone is installed subject to BT regulations. Drainage is to a septic tank. Heating and hot water provided by oil fired Alpha Stove with supplementary heat from wood burning stove and open fires.
Council Tax: The farmhouse is scheduled in ‘Band E’ by Copland Borough Council.
Floorplans:
Energy Performance Certificate:
Farm Buildings The traditional farm buildings are located around a mainly cobbled yard. The modern machinery shed is located just outside of the yard, south east of the farmhouse.
1. Main traditional lofted barn - 16.4m x 11.9m Constructed of solid stone under a main pitched slated roof with ridge tiles. Divided into three parts, including former dairy with concrete stalls and heel stones, door to rear extension byre, side walkway and two single external doors, partially cobbled storage area with attractive sandstone archway to the yard and former cobbled stalls with timber split door. Loft is accessed from the rear via full height double doors, comprises timber floor (unsafe in parts) with doorway through to smaller barn loft.
2. Small attached traditional lofted barn - 5.1m x 11.9m Attached to the farmhouse and constructed of solid stone under a pitched slated roof with ridge tiles. Ground floor comprises former stable with cobbled floor, lofted area is accessed to the rear via steps up to a single timber door, timber floor covered with metal sheets with a single door to main loft.
3. Red brick lean-to byre - 3.6m x 6.6m Lean to extension on rear of main barn constructed of red brick with hipped slate roof with ridge tiles, concrete floor with timber divides.
4. Traditional single storey building - 7.1m x 14.6m Solid stone construction under recently replaced pitched slated roof. Four rear byres with concrete floors and heel stones. Three former pig sty’s to front with solid stone surrounding walls. End store with doors front and rear and concrete floor.
5. Traditional single storey building - 4.58m x 18.20m Constructed from solid stone under pitched slated roof with ridge tiles and sandstone lintels and quoin stones. Divided into five byres each concrete floor, water and electricity and solid dividing walls.
6. Modern Timber framed machinery shed and workshop - 27.64m x 9.47m Farm Plan timber building with five 15ft open fronted bays plus a workshop with full height double doors. Electricity and water supply. Pitched roof.
Modern Timber framed Traditional single storey building machinery shed and workshop
The Land (edged red on the sale plan) The land with Lot 1 extends in total to 11.89 Acres. There are 5 enclosures of pasture and a mixed woodland. The land is well fenced and has a mains water supply.
Lot 2 Lot 2 extends in total to approximately 72.13 Acres lying to the south west of the steading. The land is accessed off the bridleway running past the farm. If lot 2 is sold separately from Lot 1 the owner will provide a new entrance to the land from the bridleway.
The land is a mixture of approximately 54 Acres of mowing/grazing land, 17 acres of rough grazing and 1.19 Acres of grazable woodland. The land boundary to the south west is the River Mite. There is a foot bridge across the river into Lot 3.
Lot 3 Lot 3 extends in total to 72.92 Acres, The land is accessed by a foot bridge from Lot 2 and vehicle access is approximately half a mile to the east from the steading at Sandbank, over Murthwaite Bridge. The land boundary to the south with the “Laal Ratty” Ravenglass and Eskdale Railway. The land comprises of 54 acres of mowing/grazing and 19 acres of rough grazing.
Lot 3 Looking South West O.S 3945, 4929
FURTHER DETAILS
VIEWING: Strictly by arrangement with the Sole Agents: Land Agency Dept., Mitchell’s Auction Co. Ltd., Lakeland Livestock Centre, Cockermouth, Cumbria, CA13 0QQ. Tel: 01900 822016. Email: [email protected]
METHOD OF SALE, DEPOSITS, CONTRACTS AND COMPLETION: The property is offered for sale by Private Treaty.
CLOSING DATES & OFFERS: A closing date for offers may be fixed. Prospective Purchasers should notify the sole agents to be advised of any closing date. The vendors are not bound to accept the highest or any offer, or to go to a closing date. All offers should be submitted to the sole agents in writing.
TENURE AND TITLE: The property is held freehold, Vacant possession will be given on Completion.
The property is sold subject to all existing burdens (covenants, wayleaves, rights of way, easements, quasi- easements, rights of access, ancient monuments, etc.) whether public or private and whether constituted in the title deeds or not. The purchasers will be held to have satisfied themselves as to the nature of such burdens and are advised to contact the Vendor’s solicitor in order to do so.
PLANNING There may be possibility of development of the buildings subject to obtaining the necessary consents. Prospective purchasers should make their own enquiries with the relevant authorities.
VENDOR’S SOLICITOR: Suzanne Roberts, HFT Gough & Co, 38-42 Lowther Street, Whitehaven, CA28 7JU Tel: 01946 692461. Email: [email protected]
BASIC PAYMENT SCHEME (BPS): All the land is classified as Non-SDA by the Rural Payments Agency/DEFRA and has all been registered for the BPS.
On completion the appropriate number of entitlements will be transferred to the purchaser(s). An administration fee of £200 plus VAT per transfer will be charged to the purchaser(s) by Mitchells Auction Co. Ltd., for the transfer of the entitlements.
INGOINGS/OUTGOINGS: There will be no ingoing or outgoing claims.
ENVIRONMENT: The land is not subject to an agri-environment scheme. In so far as the Vendor is aware, the property is not affected by any environmental, historical, archaeological or other statutory designation.
BOUNDARIES: Responsibility for the maintenance of boundaries is indicated by inward facing ‘T’ marks on the Sale Plan and is from information provided by the Vendor. Where no mark is shown no further information is available.
SPORTING & MINERAL RIGHTS: Mineral rights are not included in the sale. Insofar as the sporting rights are owned by the Vendor, they are included in the sale at no extra charge.
FIXTURES AND FITTINGS IN THE FARMHOUSE These are mostly included in the sale at no extra charge. Prospective purchasers should discuss specific items with the Vendor as appropriate.
ENERGY PERFORMANCE CERTIFICATE (EPC): Copies are available from the Sole Agent on request.
VALUE ADDED TAX (VAT): VAT will not be charged on the sale.
The woods and river at Kitchen Ground
IMPORTANT NOTICE
Whilst every care has been taken in the preparation of these particulars, all interested parties should note: 1. The description and photographs are for guidance only and are not a complete representation of the property. Photographs were taken and particulars prepared in January and February 2019. Plans are not to scale, are for guidance only and do not form part of a contract. 2. Services and appliances referred to have not been tested and cannot be verified as being in working order. 3. No survey of any part of the property has been carried out by the Vendor or the Sole Selling Agent. 4. All measurements have been taken using the following: Ordnance Survey data; the RPA Rural Land Registry maps; Promap mapping software; from scaled plans and by tape measure and therefore may be subject to a small margin of error. 5. Only those items referred to in the text of these particulars are included. 6. Nothing in these particulars or any related discussions forms part of any contract unless expressly incorporated within subsequent written agreement. These particulars do not form, nor form any part of, any offer of contract. Any contract relating to the sale of the property shall only be capable or being entered into by the Vendor’s solicitor. 7. These particulars have been prepared in good faith and in accordance with the Consumer Protection from Unfair Trading Regulations 2008 to give a fair overall view of the property, but neither Mitchell’s Auction Company Ltd nor the Vendor accepts any responsibility for any error that they may contain, however caused. Any intending purchaser must therefore satisfy himself by inspection or otherwise as to their correctness. 8. Neither Mitchell’s Auction Company Ltd nor any of their employees has any authority to make or give any further representation or warranty in relation to the property.
SCHEDULE OF ENCLOSURES
OS Sheet No. OS Field No. Description Area (hectares) Area (acres) LOT 1 edged red SD1099 6463 Mowing/grazing 0.34 0.84 SD1099 5859 Mowing/grazing 0.53 1.31 SD1099 6150 Grazing 0.29 0.72 SD1099 6846 Grazing 0.90 2.22 SD1099 7036 Grazing 0.75 1.85 SD1099 7940 Grazing 1.48 3.66 SD1099 7934 Grazeable woodland 0.52 1.28 Total 4.81 11.89
LOT 2 edged green SD1099 5250 Mowing / grazing 2.05 5.07 SD1099 4437 Grazing 1.92 4.74 SD1099 5836 Mowing / grazing 2.64 6.52 SD1099 5005 Grazing 3.08 7.61 SD1099 5219 Grazeable woodland 0.48 1.19 SD1099 6014 Grazing/rough grazing 3.09 7.64 SD1099 6825 Grazing 1.45 3.58 SD1098 6892 Grazing 2.95 7.29 SD1099 7508 Grazing/rough grazing 1.93 4.77 SD1099 8018 Rough grazing 1.87 4.62 SD1099 9526 Grazing 5.04 12.45 SD1099 8505 Grazing 2.69 6.65 Total 29.19 72.13
LOT 3 edged blue SD1199 3945 Mowing / grazing 6.53 16.14 SD1199 4929 Mowing / grazing 3.46 8.55 SD1199 1933 Mowing / grazing 2.60 6.42 SD1199 2922 Mowing / grazing 3.73 9.22 SD1199 0913 Grazing 0.07 0.17 SD1199 2111 Mowing / grazing 1.88 4.65 SD1098 9195 Grazing 2.35 5.81 SD1199 1306 Grazing 1.25 3.09 SD1098 9889 Rough grazing 7.64 18.88 Total 29.51 72.92
GRAND TOTAL 63.51 156.93
NB. Areas are approximate and are taken from Rural Land Registry maps and Ordnance Survey data including via Promap mapping software