SALUTATION FARM LITTLE SMEATON, DL6 2HH

THE HIGHLY DESIRABLE SMALLHOLDING COMPRISING TRADITIONAL FARMHOUSE, RANGE OF OUTBUILDINGS, PADDOCKS AND POND EXTENDING TO APPROXIMATELY 1.5 ACRES.

• Traditional 4-Bedroomed Farmhouse • Grass Paddocks and Pond • Fully Modernised to a High Standard • Attractive Walled Garden • Range of Traditional & Modern F/Buildings • Ample Parking

GUIDE PRICE: £550,000

143 High Street, Northallerton, DL7 8PE Tel: 01609 771959 Fax: 01609 778500 www.northallertonestateagency.co.uk SALUTATION FARM, LITTLE SMEATON

SITUATION

Great Smeaton 1 mile Northallerton 6 miles 9 miles Teesside 17 miles Richmond 12 miles (All distances are approximate)

The property is well situated approximately one mile to the south of Great Smeaton on the main A167 Darlington to Northallerton road enjoying a west facing position with good roadside access. The property enjoys panoramic views stretching to the western dales.

AMENITIES

The area boasts a host of amenities and leisure activities to include:

Shopping – in the market towns of Northallerton, Yarm and Darlington and all within easy reach. Connections to the and Lounge A19 trunk roads are good bringing the major destinations of 3/86m x 4.11m (12’8” x 13’6”) Newcastle, Durham and Leeds within easy travelling distance. With Victoria style fireplace, wooden mantle shelf and stone Schools – There are good state and independent schools close by hearth. and the village boasts a well renowned Primary School. There are Secondary Comprehensive Schools at Northallerton, Utility Room Darlington, Richmond and Stokesley and independent Schools at 2.76m x 2.27m (9’1” x 7’5”) Darlington, Hurworth, Teesside and Barnard Castle. Tiled floor. Plumbed for auto washer. Work surface. Leisure Activities – Include Shooting, Fishing, Walking and Cycling with the North Moors and Yorkshire Dales within easy reach. Racing is available locally at Catterick and Thirsk. Golf at Northallerton, Romanby, Darlington and Thirsk and Theatres at Darlington and Richmond.

DESCRIPTION

The property comprises a traditional Grade II Listed Farmhouse which has been sympathetically and extensively modernised to include oil central heating, electric damp proof course, re- floored, re-plastered, re-felted, re-pointed and re-wired.

The property is complemented by a range of small traditional outbuildings together with a walled garden which is attractively secluded.

There is a car parking area and a modern shed together with a range of four grass paddocks and a pond extending in total to approximately 1.5 acres. Kitchen 4.45m x 3.96m (14’7” x 13’) ACCOMMODATION Fully fitted floor units. Belfast sink. Tricity Cooker. Plumbed Hallway for Dishwasher. Tiled splashbacks. Tiled floor. Traditional 0.96m x 6.80m (3’2” x 22’4”) black lead grate.

Tiled Floor. Bedroom No. 1 4.93m x 4.08m (16’2” x 13’5”) Sitting / Dining Room 3.62m x 3.98m (11’11” x 13’1”) With polished wooden floor. Victoria fireplace.

With traditional fireplace and hearth. Polished wooden floor. Brick and tile with double doors.

Store Shed / Stable 2.76m x 3.40m (9’1” x 11’2”)

Loose Box / Stable 2.25m x 3.60m (7’5” x 11’10”)

Traditional Well with hand pump.

Store Shed 2.99m x 2.64m (9’10” x 8’8”)

Store Shed 2.64m x 2.86m (8’8” x 9’5”)

Bedroom No. 2 3.76m x 4.11m (12’4” max x 13’6”)

With polished wooden floor. Airing cupboard.

Bedroom No. 3 (rear) 4.01m x 4.47m (13’2” x 14’8”)

Study/Bedroom No. 4 3.91m x 2.28m (12’10” x 7’6”)

With laminated floor.

Modern Shed 13.72m x 7.62m (45’ x 25’)

Steel framed, concrete floor. Timber and corrugated roof. Yorkshire boarded walls. Open sided to the east.

Poly Tunnel

4 Grass Paddocks with ornamental pond stocked with carp.

Large parking and turning area in the yard.

GENERAL REMARKS & STIPULATIONS

VIEWING

Through Northallerton Estate Agency – Tel: (01609) 771959. Bathroom 2.79m x 2.28m (9’2” x 7’6”) SERVICES

With separate shower cubicle. Enamel bath. Pedestal wash Mains electric, mains water, septic tank drainage. basin and WC. COUNCIL TAX BAND OUTSIDE We are verbally informed by Council that the TRADITIONAL FARM BUILDINGS Council Tax Band is E - £1627.95 for the current year.

Coal Shed, WC and Boiler Room LOCAL AUTHORITY

Walled rear garden / orchard with patio area. Hambleton District Council, Civic Centre, Stone Cross, Northallerton, – Tel: (01609) 771959. Workshop 4.37m x 3.25m (14’ 4” x 10’8”) 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.