FULLAFORD FARM Bratton Fleming, Barnstaple, North Devon, EX31 4TP

Fullaford Farm, Bratton Fleming, Barnstaple, EX31 4TP

FOR SALE BY PRIVATE TREATY

In Total 207.13 Acres

Available as a Whole or in 3 Lots

Lot 1 Fullaford Farmhouse, together with 53.4 acres. 4 Bedroom House for improvement and modernisation, Outbuildings, 28.4 acres of Pasture, substantial Detached Stone Barn with potential (STP) and 25 acres of Woodland

Lot 2 146.23 Acres of Agricultural Land, together with a substantial range of Farm Buildings and a Detached Stone Barn.

Lot 3 A 7.5 acre Permanent Pasture Field

Viewing by appointment only through Sole Agents Exmoor Farmers Livestock Auctions Ltd Cutcombe Market, Wheddon Cross, Minehead, TA24 7DT Tel 01643 841841. Email: [email protected] Website: www.exmoorfarmers.co.uk Introduction Fullaford Farm comes to the market for the first time in 60 years and provides potential purchasers with an excellent opportunity to acquire a property with great potential, lovely rural setting yet still easily accessible. The property provides an exciting opportunity to acquire part or all of an outstanding residential and commercial livestock holding, occupying an attractive location on the south west side of the Exmoor National Park, with Fullaford being just outside the Exmoor National Park boundary.

A lovely rural setting with the villages of Bratton Fleming and Brayford within easy reach. A more comprehensive range of everyday shopping is available in Barnstaple, South Molton and then Tiverton and Exeter providing rail, motorway and airport links. There is an excellent range of recreational facilities in the area, being near the boundary of Exmoor National Park with its walking, riding and many other attractions. There are also opportunities for easy access to the beaches and coasts of North Devon, together with the many equestrian and sporting opportunities throughout the area.

Lot 1 Fullaford Farmhouse, with land extending to 53.4 acres Farmhouse A traditional farmhouse, full of character, being spacious and now ready for improvement and modernisation. The house is in a most attractive location, set back from the minor road, with extensive countryside views over its own land. There is both pastureland and woodland with adjacent small outbuildings, together with a separate detached stone barn offering potential (STP).

The house is a stone-built with rendered walls under a slate roof, with accommodation briefly described as follows:- Ground floor: Rear door entrance to Porch with door to entrance Hallway, providing access to a side Utility Room/Office and separate WC. Further door to Kitchen, with an oil-fired Rayburn located in the feature fireplace, providing central heating and hot water supply. Kitchen units with sink and drainer. Further door to inner hallway giving access to the front door, with the Sitting Room to one side, with fireplace, glazed doors to front garden and on the opposite side of the hallway the Dining Room with fireplace and sash window. At the rear of the house is a large Dairy/Boot Room with concrete floor, stone slab shelf part way around, electricity meters and control panel for the automatic generator. First floor: Main stairs lead to a large landing with access to familyBathroom , with bath and hand basin, and a separate WC. A walk-in Airing Cupboard with hot water tank and clothes racks. There are Four Bedrooms, of which three are doubles, and one single. Two of the bedrooms have been unused for several years.

Outside The farmhouse has an extensive lawned garden, with some areas of shrubs with lovely views over its surrounding land and countryside.

Outbuildings Adjacent to the farmhouse is an area for parking with access to a stone-built garage with rendered walls under a slate roof. Adjacent to the garage are the dog kennels. Attached to the side of the garage, the farm workshop with rendered stone walls under a slate roof. The house oil tank and diesel tank are situated beside the workshop and to the east of the house are the remains of a former small stone outbuilding. A short distance to the west side of the house is a further small stone-built outbuilding with a profile roof, currently used for sheltering sheep.

A further substantial traditional stone building with profile roof, with small loft above, is situated some 400m approximately to the west of the farmhouse adjacent to the council road. This building has been used for storage/livestock and provides some opportunities for conversion and/or diversification (STP).

Land The land with the farmhouse lies to the west and south west of Fullaford Farmhouse, being 28.4 acres approximately of pasture land and 25 acres of mixed deciduous woodland known as Berry Wood which lies to the west of the river Bray. The pastureland is well- proportioned and gently sloping, with good road access. The land can be seen outlined and hatched in red on the attached plan.

Lot 2 146.23 Acres of Agricultural Land, with Substantial Range of Farm Buildings and Detached Stone Barn

The land and farm buildings provide an excellent opportunity for purchasers to acquire a largely ring fenced block of 146.23 acres approximately with an extensive range of farm buildings and a traditional stone barn situated adjacent to the buildings in the yard area. The land and buildings have excellent road access, the land is largely gently sloping pastureland and can be seen outlined and hatched in blue on the attached plan. The principal block is situated to the north and north east of the farm buildings with further parcels separated by the minor road at the north east end. There is a useful 3.2 acre paddock situated on the opposite side of the council road.

There is a private water supply which originates within the farmland, being lot 2, and supplies the farm buildings, the farmhouse and lot 3. In the event of the property being sold in lots, adequate provision will be made for appropriate easements and rights of water supply. Ordnance Survey © Crown Copyright 2020. All Rights Reserved. Licence number 100022432 Plotted Scale - 1:500. Paper Size - A4 Farm Buildings The buildings comprise a useful and versatile range, briefly described as follows: Machinery Shed (90’ x 45’) with lean-to, being a concrete framed Atcost building. There is a small feed bin in situ in the lean-to, together with a Dairy room. Cattle Shed (45’ x 45’), concrete framed Atcost building with fibre cement roof and concrete floor. Extensive concrete yard areas, together with a further Cattle Shed (75’ x 70’ approximately), being an Atcost concrete portal frame building with lean-to either side, providing central fodder storage with livestock housing/storage in each lean-to. Concrete floor to each lean-to with an earth floor in the central area. All the buildings have electricity and water supplied. Adjacent to the farmyard area is a Traditional stone-built Linney with a profile roof, being a former cow shed, with concrete floor and measuring approximately 25’ x 20’. There is also a cattle handling race/penning area

Lot 3 7.5 Acres Pastureland This useful field is situated a short distance to the south of the main farm, as shown in green on the attached plan. It has good access and water supply in place. General Remarks Services Local Authority Mains electricity connected to the farmhouse and farm buildings. The farmhouse has an emergency North Devon District Council, Lynton House, Commercial Road, Barnstaple, EX31 1DG. Tel 01271 generator to provide a back-up supply, if needed, to part of the house. There is a private water 327711. supply which originates within the farmland, being lot 2, and supplies the farm buildings, the Devon County Council, County Hall, Topsham Road, Exeter, EX2 4QD. farmhouse and lot 3. In the event of the property being sold in lots, adequate provision will be made for appropriate easements and rights of water supply. The farmhouse has septic tank drainage. Viewing Strictly by appointment with Exmoor Farmers Livestock Auctions Ltd. Prior to making an Tenure and Possession appointment to view, we strongly recommend you discuss any particular points that are likely to The property is freehold with the benefit of vacant possession, subject to any rights of holdover affect your interest in the property with a member of staff who has seen the property in order that which may be required, dependent upon the date of completion. you do not make a wasted journey.

Outgoings Council Tax Band F.

Fixtures and Fittings All fixtures and fittings, unless specifically referred to within these sale particulars or otherwise, are expressly excluded from the sale.

Directions Fullaford Farm is well-located, being approximately 10 miles from Barnstaple, 11.8 miles from South Molton and 41.5 miles from Exeter. If approaching from the A361 North Devon Link Road, follow the A399 in a northerly direction towards Ilfracombe, passing through the village of Brayford and following the main road to the Four Crossway junction, turning right at this junction signed Challacombe and immediately turning a second right. Follow this road for approximately 1 mile and Fullaford Farmhouse will be found on the right hand side of the road.

Basic Payment Scheme Basic Payment entitlements for the relevant areas of land will be included in the sale and the vendors agree to use their best endeavours to transfer the entitlements to the purchaser/ purchasers, subject to Rural Payments Agency rules at the appropriate time.

Rights of Way, Easements and Wayleaves Etc The property is offered for sale subject to and with the benefit of all matters contained or referred to in the Property and Charges Register of the registered title, together with all public or private rights of way, wayleaves, easements and other rights of way, whether these are specifically referred to or not.

IMPORTANT NOTICE Exmoor Farmers Livestock Auctions Ltd. for themselves and for the vendor of this property whose agents they are, give notice that (i) these particulars do not constitute any part of an offer or contract, (ii) all statements contained within these particulars are made without responsibility on the part of Exmoor Farmers or the vendor, (iii) whilst made in good faith, none of the statements contained within these particulars are to be relied upon as a statement or representation of fact, (iv) any intending purchasers must satisfy themselves by inspection or otherwise as to the correctness of each of the statements contained within these particulars, (v) the vendor does not make or give either Exmoor Farmers or any person in their employment any authority to make or give representation or warranty whatsoever in relation to this property. Wide angle lenses may be used. Ordnance Survey © Crown Copyright 2020. All Rights Reserved. Licence number 100022432 Plotted Scale - 1:7000. Paper Size - A3