NEWTON ABBOT ~ ASHBURTON ~ TOTNES ~ CHAGFORD ~ ANTIQUES SALEROOM, ASHBURTON Ref: DRO1615
HIGHER COURT FARM, Littlehempston, Totnes, Devon. TQ9 6LU
Grade II Listed thatched farmhouse in need of restoration and improvement, range of traditional farm buildings (without planning consent for change of use) centrally located in popular village, range of general purpose farm buildings and agricultural land extending in total to 122.07 Acres (49.38 Hectares) available in 11 lots.
FOR SALE BY PUBLIC AUCTION Thursday 15th March 2018 at 14:00 p.m. At The Royal Seven Stars Hotel, The Plains, Totnes, Devon. TQ9 5DD
Auctioneers Solicitors Rendells Brixlaw Ltd 57 Fore Street 3 Bolton Street
Totnes, TQ9 5NL Brixham, TQ5 9DA Tel: 01803 863888 Tel: 01803 882210 27.01.18 Email: [email protected] Email: [email protected]
Higher Court Farm, Littlehempston Totnes Rural Department
Situation and Description Higher Court Farm provides a rare opportunity to purchase land and property within the heart of the village of Littlehempston and coming to the market for the first time in nearly 100 years.
Higher Court Farm is situated within the parish of Littlehempston, which has a church and a popular community run inn (The Tally Ho), with the farm house, traditional buildings and the northern block of the farm land situated around Littlehempston village itself with the southern block of the farmland located to the south of the A381 Totnes to Newton Abbot Road.
The property lies within convenient reach of the towns of Totnes and Newton Abbot, whilst being set in a rural location. Higher Court Farm is well placed with good accessibility to the amenities of the area and there is a mainline railway station in Totnes bringing London within 3 hours travelling. Nearby Totnes is about 2 miles and offers an interesting range of independent shops, cafes and restaurants, galleries and good educational provision. The River Dart is celebrated for sailing and rowing and the beautiful South Devon coast is less than 30 minutes’ drive. Other close by features include Dartington Hall and the Dart Valley steam railway.
The cities of Exeter and Plymouth are both within easy commuting and the Dartmoor National Park and the coastline of the South Hams are all within easy reach.
Description Higher Court Farm comprises a detached Grade II listed (List Entry Number: 1108516) thatched character farmhouse, together with a range of traditional farm buildings (without planning consent for change of use), range of general purpose farm buildings and agricultural land, although all currently sown to grass much is of arable quality and extends in total to some 122.07 acres (49.38 hectares) the full extent of which is (in 11 lots – see below) shown on the sale plan forming part of these sales particulars.
Details of the 11 lots, being offered for sale are as follows: -
Lot 1 – Higher Court Farmhouse and O.S. 5480 - 3.56 acres (1.44 hectares) As edged red on the sale plan.
Situated on the eastern side of Littlehempston village and adjoining the public highway, Higher Court farmhouse is believed to be constructed of stone and cob, rendered construction under a thatched roof and offers the following accommodation: -
Ground Floor Porch/Entrance Area of wooden pole construction under a sheeted roof with all elevations open and steps leading up to the Kitchen door.
Kitchen: Belfast sink, old Range cooker with boiler to side, double aspect windows, flagstone floor, power points, cupboards and worktops/bench.
Pantry: Flagstone floor, worktops, power/electric.
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Breakfast Room/Dairy: Flagstone floor, meat hooks, double aspect windows, cupboards, power points.
Utility/Kitchen Store: Single aspect window.
Dining Room: Fuse box, flagstone floor, power points, fireplace, built in cupboards, double aspect window, wood panel walls with staircase leading to upstairs/first floor, door to front of property, cupboards, fitted bench and smoke alarm.
From the Dining Room steps rising to the Lounge/Sitting Room.
Lounge/Sitting Room: Window, power points, fireplace and wood paneling.
First Floor Bedroom 1: Single aspect window, power points, new modern ceiling and fireplace.
Bedroom 2: Single aspect window with new ceiling.
Hallway steps down to a second Hallway with a separate Bathroom and separate W.C.
Bathroom: Bath, sink, window and loft hatch.
Toilet W.C. with single aspect window.
Bedroom 3: Single aspect window, power point, cupboard, roof light.
Bedroom 4: Window, fireplace, ceiling light with exposed ceiling timbers.
Gardens The property is bordered to the north and east by a walled garden and with the remains of old garden buildings situated to the north-eastern corner of the garden. This area also adjoins the adjacent pasture paddock OS5480.
There are remains of old garden buildings situated to the north and east of the garden. The property benefits from an outside W.C. located opposite the Porch.
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4 Higher Court Farm, Littlehempston Totnes Rural Department
O.S. 5480 - 3.56 acres (1.44 hectares)
Schedule of Land SX Number OS Number Description Acreage Hectarage SX8162 OS Pt 4678 Farmhouse and 0.28 0.11 Gardens SX8162 OS5480 Permanent Pasture 3.56 1.44 Total: 3.84 acres 1.55 hectares
A permanent pasture field with access off the adjoining highway to the west below Higher Court Farmhouse and past the garden area. This field has a gently south and east facing aspect and is bordered by solid Devon hedge banks and with the benefit of a natural water supply from the stream that runs along the southern boundary.
Important Note Higher Court Farmhouse is in need of various works including the floors at first floor level and applicants must be accompanied by the Agents for all viewings of the property and must exercise extreme caution and care at all times.
Services The farmhouse benefits from mains water and electric and drainage via a septic tank situated in the garden area.
The farm buildings benefit from a septic tank situated in the adjoining paddock to the south.
Council Tax It is believed that the Council Tax banding for Higher Court Farm is Tax Band F.
Energy Performance Rating The property is listed and no EPC is required or available.
Lot 2 – Traditional Farm Buildings, Yards and O.S. 4573 - 1.47 acres (0.59 hectares) As edged pink on the sale plan
Schedule of land SX Number OS Number Description Acreage Hectarage SX8162 OS Pt4678 Farm Buildings 0.28 0.11 and Yards SX8162 OS4573 Permanent Pasture 1.19 0.48 Total: 1.47 acres 0.59 hectares
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Traditional Farm Buildings and Yards
A range of traditional stone buildings under slate roofs arranged in a horseshoe shape and situated immediately to the south-west of the farmhouse.
The north-eastern section extends in total to 27.50m x 5.90m divided into various different sections being two storey with the ground floor benefiting from numerous openings/gates onto the lower yard area and the first floor opening towards Lot 1.
The south-eastern section extends in total to 12.20m x 7.40m also being two storey with a further 7.40m x 2.30m single storey section to the southern side all opening out onto the yard/courtyard area.
The south-western section extends to a further 17.20m x 6.50m being single storey of the same construction and facing onto the yard/courtyard.
To the east of the main barns is a further Pig House extending to 5.50m x 3.20m which is of traditional stone construction under a slated roof and benefiting from a concrete floor with a further walled yard area with the remains of a 2.40m x 1.50m Lean-to.
Important Note Applicants must strictly only view the buildings with the Agents and will be provided with safety helmets, as the roofs/slates of the buildings are in poor order and extreme care is required.
O.S. 4573 - 1.47 acres (0.59 hectares) Adjoining the southern side of the barns is a pasture paddock with the benefit of gate access directly onto the adjoining road to the north-west and with the benefit of mains water from the stream that borders the southern side of the field.
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Lot 3 – Ackrells Field – 14.65 acres (5.93 hectares) As edged purple on the sale plan
Schedule of Land SX Number OS Number Description Acreage Hectarage SX8162 OS7096 Permanent Pasture 14.65 5.93 Total: 14.65 acres 5.93 hectares
A useful size pasture paddock extending in total to 14.65 acres (5.93 hectares) with access from the public highway running along the north-western boundary of the land.
The field is free draining permanent pasture with a gentle south/south-eastern facing aspect running down to the stream which provides natural water to the land along the south-eastern boundary. The land is bordered by solid Devon hedge banks.
Lot 4 – The Meadow - O.S. 5871 – 1.63 acres (0.66 hectares) As edged brown on the sale plan
Schedule of Land SX Number OS Number Description Acreage Hectarage SX8162 OS5871 Permanent Pasture 1.63 0.66 Total: 1.63 acres 0.66 hectares
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A conveniently located meadow pasture being gently south facing and bordered by a stream which runs along the east-northern boundary providing a natural water supply. The field benefits from access directly off the Littlehempston Road which runs along the southern side of the land and is bordered by a stone wall to the south and a mixture of Devon hedge banks and general growth with supplementary fencing to the other boundaries.
Lot 5 – Littlehempston Clump – 6.04 acres (2.44 hectares) As edged light blue on sale plan
Schedule of Land SX Number OS Number Description Acreage Hectarage SX8162 OS6260 Permanent Pasture 5.25 2.12 SX8162 OS5857 Copse/Quarry 0.79 0.32 Total: 6.04 acres 2.44 hectares
Extending in total to 6.04 acres (2.44 hectares) including an area of predominately broadleaf woodland/copse situated to the mid-section with a further former quarry area to the east and with gently undulating permanent pasture surrounding being mostly free draining and north and east facing.
The land benefits from access both from the main Littlehempston Road to the east as well as from the track leading from Silver Head Hill Cross to the west.
Lot 6 – Higher Court West – 27.72 acres (11.21 hectares) As edged yellow on the sale plan
Schedule of Land SX Number OS Number Description Acreage Hectarage SX8162 OS3624 Permanent Pasture 10.16 4.11 SX8162 OS3338 Permanent Pasture 7.84 3.17 SX8162 OS4649 Permanent Pasture 6.81 2.75 SX8162 OS3047 Copse/Quarry 2.91 1.18 Total: 27.72 acres 11.21 hectares
8 Higher Court Farm, Littlehempston Totnes Rural Department
A good sized block of land comprised of 24.81 acres (10.03 hectares) of permanent pasture being predominately free draining north and west facing and bordered by solid Devon hedge banks with various mature and semi-mature tree growth interspersed.
To the north and west of the land is a further 2.91 acres (1.18 hectares) of quarry, woodland and copse providing interesting habitat and amenity area and possible opportunities subject to necessary consents and permissions being obtained.
The land benefits from a natural water supply from the River Hems that borders the north-west of the land.
The land benefits from access from various points to the east from the track from Silver Head Hill Cross and also borders the Totnes to Newton Abbot A381 road to the south.
Lot 7 – Orchard and Meadow - 4.08 acres (1.65 hectares) As edged lime on the sale plan
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Schedule of Land SX Number OS Number Description Acreage Hectarage SX8162 OS4161 Orchard/ 2.17 0.88 Permanent Pasture SX8162 OS3463 Rough 0.33 0.13 SX8162 OS3969 Permanent Pasture 1.58 0.64 Total: 4.08 acres 1.65 hectares
Directly adjoining the Littlehempston causeway road and the River Hems and situated within the heart of Littlehempston. Comprised of the orchard OS4161 extending to 2.17 acres (0.88 hectares) being free draining and gently north facing towards the Meadow OS3969 extending to a further 1.58 acres (0.64 hectares) which is level and part of the flood alleviation scheme for Littlehempston. There is a small further area of rough (OS3963) on the far bank of the River Hems. The land benefits from access from the lane leading from Silver Head Hill Cross to the Littlehempston Road and benefits from a natural water supply from the River Hems which runs through the western side of the land.
Lot 8 – Higher Buildings and Higher Court South – 26.69 acres (10.80 hectares) As edged dark blue on the sale plan
Schedule of Land SX Number OS Number Description Acreage Hectarage SX8162 OS6414 Permanent Pasture 3.31 1.34 SX8161 OS6198 Grass Ley/Farm 6.80 2.75 Buildings SX8161 OS Pt 3990 Grass Ley 6.20 2.51 SX8161 OS5986 Grass Ley 5.31 2.15 SX8161 OS6477 Grass Ley 5.07 2.05 Total: 26.69 acres 10.80 hectares
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A useful sized block comprised of five well shaped fields with 3.31 acres (1.34 hectares) of permanent pasture and 23.38 acres (9.46 hectares) of land currently to grass but of arable quality. The land is bordered by solid Devon hedge banks and benefits from access from the adjoining track that runs along the eastern boundary of the land.
There is currently a spring water supply on the south-western corner of O.S. 3990 and it is believed that rights to connect into this spring exist but are not currently connected.
General Purpose Agricultural Building – 15.24m x 13.72m
Situated in the north-east corner of OS6198 three bay pole barn under a GI sheeted roof with some side elevations also GI sheeted. The building benefits from an earth floor and open to eastern elevation.
N.B. This building is generally in poor order, but provides a possible footprint for potential replacement subject to confirmation and relevant approval.
Just to the west of this building is a further pole barn with GI sheet cladding, which is partly collapsed and heavily overgrown.
Lot 9 - Top Fields – 12.66 acres (5.12 hectares) As edged dark green on sale plan
Schedule of Land SX Number OS Number Description Acreage Hectarage SX8161 OS8791 Grass Ley 2.97 1.20 SX8161 OS7882 Grass Ley 2.72 1.10 SX8161 OS9280 Grass Ley 6.97 2.82 Total: 12.66 acres 5.12 hectares
Comprised of three interesting shaped fields all currently sown to grass but of arable quality and bordered by solid Devon hedge banks with various semi mature tree growth interspersed.
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The land benefits from access from the adjoining tracks that border the north and west of the land with access either up from Silver Head Hill Cross on the Totnes to Newton Abbot Road to the north or past Coombe Park to the north-east with various gate access points.
Lot 10 – Priest Hill and Wood – 17.09 acres (6.92 hectares) Edged light green on sale plan
Schedule of Land SX Number OS Number Description Acreage Hectarage SX8162 OS5320 Permanent Pasture 11.02 4.46 SX8162 OS5610 Woodland/Farm 1.48 0.60 Buildings Remains SX8162 OS4802 Woodland 1.04 0.42 SX8162 OS3902 Woodland 1.31 0.53 SX8161 OS3398 Woodland 1.43 0.58 SX8162 OS3303 Woodland 0.81 0.33 Total: 17.09 acres 6.92 hectares
Directly adjoining the southern side of the A381 Totnes to Newton Abbot Road and comprised of 11.02 acres (4.46 hectares) of permanent pasture being undulating free draining and north and west facing and a further 6.07 acres (2.46 hectares) of predominately broadleaf natural regeneration woodland to the south and west.
The land benefits from gate access directly off the A381 Road as well as from the track running along the eastern side of the land from Silver Head Hill Cross. The boundaries are partly solid Devon hedge banks with some further sections of stock proof fencing and water is from a natural water supply at a point to the south-western side of the land. 12 Higher Court Farm, Littlehempston Totnes Rural Department
The woodland can be approached both from the Totnes to Newton Abbot Road to the north as well from a track leading from the eastern side of the land. The woodland provides an interesting natural wildlife and habitat area and also has the remains of an approx. 15.24m x 6.09m pole barn with GI sheet roof for which only some small sections remain.
N.B. Please note that although the north-east corner of OS5320 at Silver Head Hill Cross is not owned it has run with the field for many years since being compulsory purchased by Devon County Council.
Lot 11 – Island Field – 6.20 acres (2.51 hectares) Edged orange on sale plan
Schedule of Land SX Number OS Number Description Acreage Hectarage SX8162 OS7601 Grass Ley 6.20 2.51 Total: 6.20 acres 2.51 hectares
Extending to 6.20 acres (2.51 hectares) a useful sized field currently sown to grass but of arable quality with access from adjoining tracks which surround the field and bordered by solid Devon hedge banks.
Wayleaves, Easements and Rights of Way The property is sold subject to any Rights of Way, Wayleaves, Rights or Easements which exist at the time of sale whether they are mentioned in these particulars or not.
Public Rights of Way The land is sold subject to any public rights of way that currently exist whether detailed in these particulars or not.
Sporting and Mineral Rights All sporting and mineral rights are included in the sale, as far as are known.
Basic Farm Payment Entitlements The land is registered with the Rural Payments Agency and the Basic Farm Payment has been claimed against the land up to and including the 2017 scheme year. Appropriate entitlements covering the eligible areas of the various lots will be apportioned and the Agents will use their best endeavours to transfer such entitlements if required and requested by purchasers.
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Stewardship Schemes The land is not included in any Entry Level, Countryside or Mid-Tier Stewardship Agreements.
Boundary Ownership All boundaries between separate lots will be owned to the middle of the boundary with each purchaser responsible for stock proof fencing and maintaining the boundary on their own sides.
Access – Lots 8 & 10 The northern boundary of Lot 8 within OS6414 is an access track to the woodland of Lot 10, which the purchaser of Lot 10 will have a right of access across from the bottom gate of the north-east corner of Lot 8 at all times and for all purposes.
Plan The plan incorporated at the rear of these sales particulars is for identification purposes only and where different from the contract plan, the latter should prevail.
Local Authority South Hams District Council, Follaton House, Plymouth Road, Totnes, Devon, TQ9 5NE. Telephone: 01803 861234 Fax: 01803 866151
Tenure Freehold with vacant possession upon completion.
Guide Prices Lot 1 – In Excess of £275,000 Lot 7 – In Excess of £25,000 Lot 2 – In Excess of £120,000 Lot 8 – In Excess of £185,000 Lot 3 – In Excess of £100,000 Lot 9 – In Excess of £80,000 Lot 4 – In Excess of £15,000 Lot 10 – In Excess of £120,000 Lot 5 – In Excess of £40,000 Lot 11 – In Excess of £45,000 Lot 6 – In Excess of £200,000
Method Of Sale The property is being offered for sale by Public Auction (unless sold prior) on Thursday 15th March 2018 at The Royal Seven Stars Hotel, The Plains, Totnes, Devon TQ9 5DD commencing at 14:00pm subject to Rendells General Conditions of Sale (available upon request from the Agents) and the Special Conditions of Sale appertaining to the property (see below).
Money Laundering Regulations In order to fulfil the Auctioneers' responsibilities under the Money Laundering Regulations all prospective bidders/purchasers will be asked to provide proof of identity. Acceptable documents include: Passport, full driving licence or birth certificate (at least one photo ID) as well as council tax, utility bills. For further guidance and acceptable combinations of documents contact the Auctioneers.
Special Conditions of Sale Rendells for themselves and the Vendors of the property, whose agents they are, give notice that:
1. These particulars do not constitute an offer or a contract nor any part of an offer or contract.
2. All statements contained within these particulars as to this property are without responsibility on the part of Rendells or the Vendor.
3. None of the statements contained in these particulars as to this property are to be relied on as statement or representation of fact. 14 Higher Court Farm, Littlehempston Totnes Rural Department
4. Any intending purchaser must satisfy himself/herself by inspection or otherwise as to the correctness of each of the statements contained in these particulars.
5. The Vendor does not make or give, and Rendells nor any person in their employment has any authority to make or give any representation or warranty whatsoever in relation to this property. 6. Any intending purchaser is strongly advised to request from the auctioneers in good time prior to the auction a copy of the general conditions of sale.
7. A copy of the Agents’ General Conditions of Sale are available on request from the Agents.
Legal Pack A Legal Pack, relating to each of the lots, may be obtained from the Vendors’ Solicitors: Messrs Brixlaw Ltd 3 Bolton Street Brixham TQ5 9DA FAO Mrs Sue Thomas Tel: 01803 882210 Email: [email protected]
The property is offered for sale subject to the special conditions of sale all of which will be set out in the legal pack.
Viewings Higher Court Farmhouse and Traditional Stone Barns – Strictly by appointment through the Agents, Messrs Rendells, 57 Fore Street, Totnes, Devon TQ9 5NL, telephone: 01803 863888 (N.B. Purchasers should not attempt to access the farmhouse or the farm buildings without appointment with some of the roofs/slates very loose and the buildings dangerous in places. Viewings will be accompanied with applicants required to wear safety hats, which will be provided by the Agents).
The Land – All lots except Lots 1 and 2 may be viewed at any time during daylight hours only with a set of Rendells Sales Particulars to hand. Please make sure that all gates are shut, as there may be livestock on the land.
Directions Higher Court Farmhouse and Barns From the A381 Totnes to Newton Abbot Road turn off where signposted Littlehempston just to the south-west of the Pig and Whistle Public House heading down into the village over the stone causeway and before reaching the railway bridge, turn back right towards Uphempston and the farmhouse and buildings will be found immediately on your right hand side after approximately 80 yards.
The Land The land is located as identified on the sale plan with Lots 3, 4, 5, 6 and 7 to the northern side of the Totnes to Newton Abbot Road and Lot 8, 9, 10 and 11 to the southern side of the Totnes to Newton Abbot Road.
The land will be identified by Rendells ‘for sale’ boards.
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Consumer Protection from Unfair Trading Regulations 2008 These particulars are set out for the interested parties and purchasers as a guideline only. They are intended to give a fair description but not to constitute an offer or contract. 2) All descriptions, dimensions, distances, orientations and other statements/facts are given in good faith but should not be relied upon as being a statement or representation of facts. 3) Nothing in these particulars shall be deemed to be a statement that the property is in good condition or otherwise nor that any services are in good working order. The agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for their purpose. Interested applicants are advised to make their own enquiries and investigations before finalising their offer to purchase. 4) The photographs appearing in these sales brochures show only certain parts and aspects of the property at the time the photographs were taken. Aspects may have been changed since the photographs were taken and it should not be assumed that the property remains precisely as displayed in the photographs. Items shown in photographs are not included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. 5) Any area measurements or distances referred to herein are approximate only. 6) Where there is reference in these particulars to the fact that alterations have been carried out, or that a particular use is made of any part of the property, this is not intended to be a statement that any necessary planning, building regulations or other consents have been obtained and these matters must be verified by any intending purchaser. 7) Descriptions of a property are inevitably subjective and the descriptions contained herein are used in good faith as an opinion and not by way of statement of fact. If there are any points of particular importance that need clarifying before viewing please do not hesitate to contact this office. 8) References to the tenure of a property are based on information supplied by the seller. The agent has not had sight of the title documents. A buyer is advised to obtain verification from a solicitor and before finalising their offer should make their own enquiries and investigations. Buyers should check the availability of any property and make an appointment to view before embarking on any journey to see a property.
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Plan not to Scale
17 Higher Court Farm, Littlehempston Totnes Rural Department
NEWTON ABBOT ~ ASHBURTON ~ TOTNES ~ CHAGFORD ~ ANTIQUES SALEROOM, ASHBURTON 57 Fore Street, Totnes, Devon TQ9 5NL. Tel: (01803) 863888 Email: [email protected]
All potential bidders will be required to complete this Bidder Registration Form as a requirement of the Money Laundering Regulations and hand to the Auctioneers on sale day to obtain a bidding number.
BIDDER REGISTRATION FORM
For Sale of Higher Court Farm, Littlehempston, Totnes, Devon TQ9 6LU
Full Name(s): Correspondence Address:
Postcode:
Work/Home Telephone Number: Mobile: Email Address: Solicitor: Company:
For Attention Of:
Address:
Postcode:
DX(if known) Telephone Number: Email:
BIDDER NUMBER:
18