LOW HOUSE FARM COWESBY, THIRSK. YO7 4BG

A TRADITIONAL DAIRY/STOCK REARING FARM WITH ARABLE POTENTIAL COMPRISING A STONE BUILT 3-BEDROOMED FARMHOUSE WITH 2-BEDROOMED ATTACHED COTTAGE TOGETHER WITH A RANGE OF TRADITIONAL AND MODERN FARM BUILDINGS AND LAND EXTENDING IN ALL TO 225 ACRES (91 HECTARES)

FOR SALE BY PUBLIC AUCTION

IN 3 LOTS ON WEDNESDAY 12TH MARCH 2008 3.PM WITHIN THE GOLDEN LION HOTEL NORTHALLERTON (UNLESS PREVIOUSLY SOLD)

GUIDE PRICE: £1,400,000 FOR THE WHOLE

VIEWING HIGHLY RECOMMENDED

143 High Street, Northallerton, DL7 8PE Tel: 01609 771959 Fax: 01609 778500 www.northallertonestateagency.co.uk LOW HOUSE FARM, COWESBY, THIRSK.

INTRODUCTION GROUND FLOOR

Low House Farm is an established Dairy Farm which has been Entrance Vestibule in the ownership of the Barker family since 1941. The original 1.52m x 1.16m (5’ x 3’10”) max farm extends to just over 200 acres and is being offered as Lot 1. Approximately 24 acres were subsequently purchased by the Leading to: farming partnership of Barker and Wood and is being offered as Lots 2 and 3. Lounge 4.57m x 4.54m (15’ x 14’11”) The sale of the farm is being occasioned by the retirement of the farming partner and the impending change of the Capital Gains Feature fireplace with exposed beams. Tax rules. Living Room / Kitchen Diner SITUATION 6.35m x 4.24m (20’10” x 13’11”)

Northallerton 7 miles Thirsk 6 miles Comprising Inglenook open fireplace, Kitchen with solid fuel York 25 miles Teesside 18 miles Aga and a range of base and wall units. Stainless steel sink unit. (All distances are approximate) Leading to:

Low House Farm is situated approximately 1 ½ miles north east Rear Porch / Cloakroom of the village of Knayton on the Cowesby Road giving excellent 2.44m x 2.13m (8’ x 7’) access onto the A19 dual carriageway at the interchange bringing all major destinations within easy reach. With stable door rear exit to concrete yard. Leading to:

DESCRIPTION Outside WC 1.52m x 1.61m (5’ x 2’) Low House Farm is an excellent residentially attractive stock rearing and dairy farm situated in beautiful rolling countryside Understairs Cupboard Storage with adjacent staircase leading to: between the A19 and the North Yorkshire Moors. Most of the farm has been ploughed at some stage for reseeding purposes and FIRST FLOOR there is the potential to produce good arable crops. Landing The residences comprise an attractive 3-bedroomed stone built 1.83m x 1.52m (6’ x 5’) farmhouse with an attached 2-bedroomed cottage with adjoining stabling and loft. Subject to Planning Permission there is Bedroom No. 1 tremendous potential to modernise and extend the dwelling 4.27m x 3.66m (14’ x 12’) houses which are situated some distance from the main farm steading (see attached plan). South facing with small storage cupboard.

The modern farm steading has sufficient accommodation to Bedroom No. 2 house a 100 plus head of dairy cows and their followers and is 4.52m x 2.79m (14’10” x 9’2” max) complemented by a modern milking parlour. South facing. The majority of the land has been ploughed and re-seeded to maximise grass production and is in good heart. It is mostly well Bedroom No. 3 fenced and the farm benefits from private water supplied from 2.46m x 3.37m (8’1” x 11’1”) an artesian well. Bathroom The farm is situated in the heart of good shooting and hunting 4.27m x 2.74m (14’ x 9’) country and benefits from in hand shooting rights. Suite comprising shower cubicle, bath, pedestal wash hand basin ACCOMMODATION and WC. Heated Towel rail. Airing cupboard.

LOW HOUSE FARMHOUSE LOW HOUSE COTTAGE

The farmhouse is stone built with pantile roof. It was formerly The stone built with pantile roof cottage is situated between the 5-bedroomed, currently 3-bedrooms with adjacent 2-bedroomed farmhouse and barn (with loft over) and offers an excellent cottage, enjoys an elevated south facing position and is opportunity to develop the three properties into one subject to the conveniently detached from the farmstead. relevant Planning Permission. The cottage enjoys a southerly facing aspect with quaint divided into separate units with own accesses; character and comprises: Outhouse GROUND FLOOR 4.88m x 2.13m (16’ x 7’)

Entrance Vestibule Coal House 1.86m x 1.47m (6’1” x 4’10”) 2.74m x 2.13m (9’ x 7’)

Leading to: Stonebuilt Outbuilding 10.05m x 4.57m (33’ x 15’) Lounge 4.90m x 5.51m (16’1” x 18’1”) With pantile roof currently adapted to kennels with runs on southside. Inglenook open fire with back boiler. Exposed beams and window seat. Stonebuilt Stable Block 10.69m x 4.57m (35’ x 15’) Kitchen 4.90m x 1.80m (16’1” x 5’11”) With mono pitched corrugated roof containing two loose boxes.

Range of base and wall units, stainless steel sink with tiled 2 Bay Covered Yard splashback. Staircase leading to First Floor. 7.32m x 7.62m (24’ x 25’)

Bathroom (accessed from Lounge) Formerly 4 bay open fronted cartshed which is southfacing with 2.76m x 1.55m (9’1” x 5’1”) tackroom to western elevation.

Comprising bath with overbath shower and pedestal wash hand 3 Bay Dutch Barn basin. Timber framed with corrugated iron roof. Separate WC DETACHED RANGE OF TRADITIONAL & MODERN FIRST FLOOR (Accessed from Kitchen) FARM BUILDINGS (see reference plan for layout details) Landing leading to: General Purpose Building (ref No. 1 plan) Bedroom No. 1 27.43m x 10.05m (90’ x 33’) 4.90m x 4.27m (16’1” x 14’) 6 Bay steel framed partial block and box profile cladded walls South facing with corner cylinder cupboard. with corrugated roof, containing Fulwood 12/24 parlour (installed 2001 commissioned in 2002) with ACR’s auto feeders Bedroom No 2 and washers with concrete collecting yard. 3.35m x 2.69m (11’ x 8’10” max) 8 Bay Atcost Building (Ref No 2 on plan) Boxroom 36.57m x 15.24m (120’ x 50’) 2.13m x 0.61(7’ x 2’) Concrete framed construction with corrugated roof. It includes OUTSIDE 72 cubicle places with collecting area, former parlour with 5000 litre Fabdec bulk tank (currently used) with loft over dairy with Range of Traditional Buildings comprising: storage tank and concrete floor.

Stone Built Barn (adjacent to the Cottage) 7 Bay Covered Silage Clamp (ref No. 3 on plan) 7.62m x 5.18m (25’ x 17’) 32.00m x 6.40m (105’ x 21’)

Two ground floor loose boxes accessed from front doorway with Timber framed with corrugated roof over, rear gable block & loft accessed from external stone steps. buttress walled, side walls cladded with concrete and Yorkshire boards to eaves with gated open front, concrete floor. Loose Boxes (stonebuilt) 7.92m x 5.18m (26’ x 17’) General Purpose Livestock Building (ref no. 4 on plan) 32.00m x 23.77m (105’ x 78’) Two individual loose boxes. 7 Bay steel portal framed with lean to on either side, central area Rear Outhouse / Coal Shed (adjacent to cottage and stable of 72 cubicle stands with mattressed feeding areas either side. with loft) Access with feeder wagon to troughs at front. Block walls and 7.62m x 2.13m (25’ x 7’ overall) Yorkshire boarding over with corrugated roof and concrete floor. Milling House (ref No. 5 on Map) SCHEDULE 10.05m x 5.79m (33’ x 19’)

Calf House (ref No. 6 on map) 8.23m x 8.53m (27’ x 28’)

Stone built with purple slate roof and concrete floor.

General Purpose Building (ref No. 7 on plan) 18.29m x 13.72m (60’ x 45’)

4 Bay steel portal framed construction with block & Yorkshire boarded over cladded walls with corrugated roof over, accessed from eastern gable through double sliding doors. Concrete floor.

General Purpose Building (ref No. 8 on plan) 41.14m 13.72m (135’ x 45’)

9 Bay steel portal frame construction with corrugated roof, block walls with Yorkshire boarding on 3 sides. Open fronted with 6 internal cattle pens. Concrete floor with run out onto concrete apron and feeding area outside.

Silage Clamp (ref No. 9 on Plan) 25.91m x 11.58m (85’ x 38’)

Steel RSJ uprights with concrete panels, concrete floor.

Cubicle House (ref No. 10 on plan) 16.76m x 7.32m (55’ x 24’)

Block constructed with corrugated monopitch roof, containing 30 cubicle places with concrete passage. GENERAL REMARKS & STIPULATIONS

Silage Clamp (ref No. 11 on plan) Low House Farm will be offered by Public Auction within the 15.24m x 7.32m (50’ x 24’) Golden Lion Hotel, Northallerton at 3pm on Wednesday 12th March 2008 (unless previously withdrawn). Completion is fixed Steel RSJ uprights with concrete panels and concrete floor. for 23rd April 2008.A deposit of 10% of the purchase price will be payable on the fall of the hammer. In addition the payment for Isolation / Bull Pen the Single Farm Payment entitlements is due on the fall of the 4.88m x 5.18m (16’ x 17’) hammer. The property is being sold subject to a reserve price and the right Stone and block construction with corrugated roof accessed via to bid is reserved. personnel side gate and or gated front. Due to the money laundering regulations a cash deposit will not THE LAND be accepted.Cheque or bankers draft is acceptable.

LOT 1 (edged red on attached plan) MILK QUOTA The sale of Low House Farm specifically excludes the sale of the Comprises the original Low House Farm which is situated in one milk quota which is available to the Purchaser by separate block divided by the council maintained road. Most of the negotiation. The milk quota extends to 872,378 litres at pastures are medium term grass leys which are in good 4.116709 % butterfat. productive condition. The land is mostly well fenced.

LOTS 2 & 3

Comprise separate blocks of land edged green and blue. Lot 2 is accessed from a single track road known as Cleveland Rein. Lot 3 is accessed from Knayton Moor Road (see attached plan). Both Lots 2 & 3 were re-seeded with new grass seeds last Autumn. SINGLE FARM PAYMENT Notwithstanding the aforementioned, the property is subject In 2007 the net single farm payment received on Low House to two footpaths affecting all three lots and a Farm was £18,272.97. bridleway affecting Lot 1. There are two lines of electric poles, one pylon line and one telephone On the fall of the hammer the Purchaser shall pay in addition line which affect the farm which are subject to the to the 10% deposit a payment to receive the transfer of the usual annual wayleave payments. Single Farm Payment entitlements as follows: LOCAL AUTHORITY Lot 1 – 77.29 normal entitlements at a cost of £19,590.(+VAT) Hambleton District Council, Civic Centre, Stone Cross, Northallerton, North Yorkshire – Tel: (01609) 779977 Lot 2 – 7.39 normal entitlements at a cost of £1,873.(+VAT) COUNCIL TAX BAND Lot 3 – 2.18 normal entitlements at a cost of £552.(+VAT) Farmhouse – Band F – Payable in 2007 - £1827.74 Cottage – Band B – Payable in 2007 - £984.17 As soon as each respective Purchaser supplies an SBI number the relevant RLE1 form will be completed and deposited with VENDORS SOLICITORS the RPA. Mr Hugh Wrigley of Freeman Johnson, 222 High Street, Northallerton. ENTRY LEVEL SCHEME. The Contracts will be available for inspection at these The farm is entered into the Entry Level Scheme which began offices. on 1st December 2005 and extends until 30th November 2010, Agreement No. HE00014987. The Purchaser of each Lot VIEWING undertakes to uphold the rules of the Scheme for its duration. Strictly by Appointment through the sole selling Agents – Northallerton Estate Agency – Tel: (01609) 771959. BOUNDARY Please note that the auctioneer dealing with this sale The original boundary between Lot 2 & 3 was removed many is Mr Derek Tyson MRICS FAAV. years ago. If, and only if, Lots 2 & 3 are purchased by separate parties then the Vendors undertake to re-erect a post pig net and barbed wire fence along the division between Lots 2 & 3 at their expense. This will be undertaken as soon as is practically possible.

SERVICES The property has the benefit of mains electricity and a telephone connection. Drainage is by septic tank and the water supply is an artesian well.

MINERAL RIGHTS The sale of Lot 1 of Low House Farm does not include the mineral rights.

SPORTING RIGHTS The shooting rights are in hand and go with the farm. The Fishing rights are owned by a third party who has indicated that he may offer these to the Purchaser in the next tax year.

FARM DISPERSAL SALE The Vendors reserve the right to hold a farm machinery dispersal auction and a dairy herd dispersal auction between auction date and completion.

WAYLEAVES & RIGHTS OF WAY The property is sold subject to and with the benefit of all rights of way whether public, private, water, light, drains, sewage, support and easements and other restrictive covenants and existing and proposed wayleaves for masts, pylons, stays, cables, drains, water, gas and other pipes whether mentioned in these particulars or not. COMMITMENT Northallerton Estate Agency does not seek to avoid our criminal and civil liabilities by the use of cleverly worded small print. Our staff have undergone training and follow set procedures, but it is not possible for us to guarantee that everything written in our sales particulars is accurate. Please note that unless stated otherwise: • These particulars have been prepared in all good faith to give a fair and overall view of the property. If any points are particularly relevant to your interest in the property, then please ask for further information/verification • These particulars are set out as a general outline only for the guidance for intending purchasers and do not constitute, nor constitute a part of, an offer or Contract. • All descriptions, dimensions, measurements, distances referred to, are given as a guide only and are NOT precise. If such details are fundamental to purchase, purchasers must rely on their own enquiries. All statements do not constitute any warranty or representation by the Vendor or his/her Agents. • We have NOT been instructed to carry out a physical survey of the property, a structural survey nor to test any of the services, fixtures, fittings or appliances which pass through, in, on, over, under or attached to the property (whether or not referred to in these particulars). Any equipment appliance or service mentioned, has not been tested by us, nor is it the subject of any guarantee. • Any plans may not be to scale and are for identification purposes only. • Items included in the written text are included in the sale. All others are excluded regardless of their inclusion of any photograph. • You should place no reliance on anything stated verbally by any of our staff unless the matter is confirmed by us in writing. If any issue (included or not in these particulars) is of major important to your interest in this property, please ask us for further information. In the event of any grievance, via our in-house complaints procedure we will consider why we may not have given you the high standards you have a right to expect from us. Should you then still be dissatisfied, we will advise you of the options of mediation, arbitration or civil action which you may pursue your complaint.

N252 Printed by Ravensworth 0870 112 5306

CHARTERED SURVEYORS, AUCTIONEERS, VALUERS AND ESTATE AGENTS D. Tyson M.R.I.C.S., F.A.A.V. T.W. Pennington B.S.c., M.R.I.C.S. E.L. Sherwin B.S.c.