Hall House • Maescoch Farm • Llanigon • Herefordshire • HR3 5RH For Sale by Public Auction on 9th July 2015 at 6pm (unless previously sold)

Description Black Mountains that extends to thousands Maescoch Farm is an upland mixed of acres. Maescoch is situated within Hall House livestock farm that comprises a 4 bedroom walking distance of some noted landmarks Maescoch Farm Grade II Hall House and 75.70 acres of of the Black Mountains including Lord farmlands with hill grazing rights and an Hereford’s Knob, The Gospel Pass, The Llanigon excellent range of outbuildings. The Stone Circle and Hay Bluff.

Herefordshire property is nestled at the foot of the Black Mountains and enjoys the most beautiful Lot 1 HR3 5RH panoramic views over the surrounding The Hall House & 22.52 acres mountain range and Wye Valley. Summary of features The Hall House at Maescoch Farm is approached via its own private drive and  For Sale by Public Auction Situation consists of a 4 bedroom traditional Welsh (unless previously sold) Maescoch is found approximately 1½ miles stone long house dating back to the late 16th th Thursday 9 July 2015 at 6pm at above the village of Llanigon which is only a century. The residence retains a host of The Swan Hotel, Church Street short distance from the popular market character and period features with its Hay-0n-Wye. Hereford. HR3 5DQ town of Hay-on-Wye. Llanigon village has a exposed oak beams, inglenook fireplace,  Lot 1 - Guide £600,000 - £650,000 village hall, church and a garage. The exposed panel work and original stone Substantial four bedroom traditional majority of services and facilities can be staircase. The house was originally of two stone constructed rural residence found in the nearby market town of Hay- builds with the earlier dating from the late 22.52 acres of pasture with hill on-Wye, renowned for its excellent range of 16th century and the latter dating from the grazing rights and modern portal second hand book and antique shops as well early 17th century. The residence was frame out buildings as having a doctor’s surgery, dentists, originally built as a Hall and was restored Ideal equestrian unit supermarket and primary school. A more by the current owners approximately 20 extensive range of services can be found in years ago. The Hall House is surrounded by Lot 2 - Guide £350,000 - £400,000  Brecon or Hereford, 14 miles and 24 miles lush and well maintained pastureland and 53.17 acres of valuable pastureland away respectively. The nearest rail links are associated range of modern portal frame Hill grazing rights found in Hereford and Abergavenny. outbuildings. Both auction lots enjoy the most beautiful panoramic “Exciting Opportunity” Accommodation views and are situated at the Whilst currently used as a working farm, The residence offers an excellent range of foot of the Black Mountains due to its terrific location, excellent accommodation. After entering through the and are available for sale prior pastures and extensive outbuildings the sale original oak panelled hallway the property to auction of Maescoch provides a rare but exciting opens out to a large kitchen/dining room Hay-on-Wye 3 miles opportunity to purchase a flexible holding complete with fitted units and worktops. Brecon 14 miles that would make an ideal equestrian or The property benefits from a rear utility Hereford 22 miles recreational unit, especially due to the with a door that leads to rear lawned Abergavenny 15 miles associated benefits of neighbouring the gardens. A particular feature of the property is the impressive lounge which has The Land and Outbuildings and electrical points and a water supply. an abundance of period features including Lot 1 Is being offered with 22.52 acres of There is also a large and useful concreted inglenook fireplace, exposed oak beams and pastureland that surrounds the residence cattle yard including cattle race, crush and original curved stone staircase. The room on all sides. The land is split into six two 8 tonne feed bins. also benefits from a built-in English Oak conveniently sized enclosures which Dresser. The stone staircase leads to the benefits from natural water supplies and a Services first floor and landing area. This floor borehole. The land has a gentle topography The property is connected to mains offers 4 spacious bedrooms each flourishing with all of the enclosures capable of electricity and private drainage. Water is period features especially the master producing valuable fodder crops. provided via a private borehole which is run bedroom with its original oak partitions. by installed solar panels. Telephone There is also a large family bathroom and The land also benefits from a useful hill connected. Heating and hot water is various useful storage cupboards. grazing right, on the adjacent Black provided via an oil fired rayburn. Mountains, which is included within the The room measurements are sale. Council Tax as follows:- The land is schedules as follows:- Powys County Council Band “G”. Entrance Hall 1.80m x 1.97m Sheet Field No Size Kitchen/Diner 5.43m x 6.43m (max) with Reference Acres Tenure tiled floor, rayburn and fitted units. S02337 2992 7.08 Freehold with vacant possession upon Utility 2.68m x 4.367m S02337 3891 0.68 completion. Rear Wooden Porch 2.03m x 3.20m S02337 3482 4.77 Lounge 7.22m x 5.49m with oil burning S02337 4875 3.99 Guide Price – Lot 1 stove S02337 4888 5.03 Water/Closet 1.57m x 1.41m inc w.c. and £600,000 - £650,000 S02337 4696 0.967 handbasin. Curved staircase leading to first floor: TOTAL: 22.52 Lot 2 Master Bedroom 4.4m x 3.74m with 53.17 acres of pastureland. fitted wardrobes, exposed oak trusses. A particular feature of this lot is the This lot comprises an excellent commercial Bedroom 2 3.56m x 3.57m extensive range of outbuildings that have block of farmland which is located within Bedroom 3 4.2m x 3.2m with fitted been utilised for the benefit of this working one ring fence immediately opposite Lot 1. cupboards farm. Briefly these buildings are as The land is split into six conveniently sized Bedroom 4 4.77m x 3.30m with fitted follows:- enclosures that are well fenced and in good cupboards Modern Portal Frame Building 22.5m heart. The land benefits from a valuable hill Bathroom 3.69m (max) x 3.92m (max) inc x 8.49m with concrete floors. grazing right which is included within the w.c., handbasin, bath, shower and airing Modern Steel Portal Frame Building sale. The land provides good access on to cupboard. 35.5m x 12.95m with concrete floors. an adjoining council maintained highway Large storage cupboard 3.6m long and has further access on to the Black The buildings benefit from a mains Mountains. electricity supply with associated lighting This lot has no buildings upon it and is Completion Money laundering scheduled as follows: Completion is set for the 30th September As a result of anti-money laundering 2015. legislation all persons intending to bid for Sheet Field No Size the property should at the Auction bring Reference Acres Method of Sale with them the following documentation: S02338 5324 6.26 Both lots will be offered for Sale by Public 1. Photo ID for example Passport or S02338 6002 10.00 Auction on Thursday 9th July 2015 at 6pm Driving Licence . S02338 6823 8.38 (unless an acceptable offer is received for 2. Residential ID for example current S02338 7928 4.38 either lot or the whole lot prior to the Utility Bill. S02338 8512 11.50 auction) at The Swan Hotel. Church Street, S02337 8395 12.65 Hay-on-Wye. HR3 5DQ. The purchaser will Wayleaves Easements and TOTAL: 53.17 be required to pay a 10% deposit at the Rights of Way Auction with the balance of the monies due The property is sold subject to and with the at completion. benefit of all easements, quasi easements,

Tenure wayleaves and rights of way both declared Freehold with vacant possession upon Vendors Solicitors and undeclared. completion. Gabbs Solicitors, Carolyn Theobold, 1-2 Chancery Lane, Hay-on-Wye, Hereford. Town and Country Planning Guide Price – Lot 2 HR3 5DJ. Tel: 01497 820312 The property is offered subject to any £350,000 - £400,000 development plans, tree preservation Contract orders, ancient orders, public rights-of-way, General Matters applicable to A copy of the Contract and any Special town planning schedules or resolutions Lots 1 and 2 Conditions of Sale will be available for which may be or may come into force. The inspection at both the Auctioneers and purchasers will be deemed to have full Basic Farm Payment Solicitors Offices some 10 days prior to the knowledge of these and have satisfied date of Auction. The Vendors solicitors will The land is all registered with the Rural themselves as to the effects such matters distribute a contract pack upon request Payment Wales and would be available to have on the property. however, they reserve the right to charge a claim BPS upon from 2016 onwards. Basic nominal amount for doing so. Please make Payment entitlements may be available by Plans, Areas and Schedules any further enquiries directly to the separate negotiation. These are based on Ordnance Survey and Vendors solicitors. Purchasers will deem to are for reference only. The purchaser(s) have bid on the basis of the contract and Hefted Sheep Flock shall be deemed to have satisfied such conditions, whether or not they have themselves as to the description of the There is the potential to purchase the inspected them. property. Any error or misstatement shall current Hefted Breeding Sheep Flock of not annul a sale or entitle any party to Welsh Ewes (flock ages) subject to separate compensation in respect thereof. negotiation.

Boundaries Roads and Fences purchaser’s surveyor have not been carried Viewing and Contact Details The purchaser shall be deemed to have full out by the selling agents for the purchase or All viewings must be arranged through the knowledge of the boundaries and neither preparation of these particulars). Interested selling agents Sunderlands and Thompsons. the Vendor not the Vendors Agents will be perspective purchasers are recommended to Contact Tel: 01497 822522 responsible for defining the boundaries of obtain an independent survey report on this ownership thereof. property. Office opening hours:

Misrepresentation Act Mon-Fri: 9.00-5.00pm Inconsistency Saturday: 9.00-1.00pm (a) The property is sold with all faults and In the event that there are any variance defects (if any), whether in good condition between these particulars and the contract Out of hours contact: or otherwise and neither the Vendors nor of sale, then the latter shall apply. Matthew Nicholls: 07811 521267 Sunderlands & Thompsons LLP, the Agents Harry Aldrich-Blake: 07717 410757 for the Vendors, shall be in any way Important Notice responsible for such faults and defects, or These particulars are set out as a guide only. for any statements contained in the These are intended to give a fair description particulars of the property prepared by the of the property but may not be relied upon said Agents. as a statement or a representation of facts. (b) The purchaser shall be deemed to These particulars are produced in good acknowledge that he has not entered into faith and are inevitably subjective and do this contract in reliance on any of the said not form part of any contract. No persons in statements that he has satisfied himself, as the employment of Sunderlands & to the contents of each of the said Thompsons LLP has any authority to make statements by inspection or otherwise, and or give any representation or warranty that no warranty or representation has been whatsoever in relation to this property. made by the Vendors or the said Agents in HEAD OFFICE: Offa House, St Peters relation to, or in connection with the Square, Hereford, Herefordshire, HR1 2PQ property. (c) Any error, omission or misstatement in Directions From Hay-on-Wye: nay of the said statements shall not entitle the purchaser to rescind or to be discharged Proceed out of Hay-on-Wye on the Forest Road, past the Doctors Surgery and head from this contract, nor give either party any cause for action. towards Capel-Y-Ffin. Proceed for approximately 2 miles and bare right for (d) All measurements and distances are approximate. The electrical, drainage, water Hay Bluff. Continue over the cattle grid and take the next right immediately before the and heating installations have not been tested by the Agents. (The normal enquiry “Stone Circle”. Proceed down the hill and over the cattle grid, bear left and the drive is carried out by the purchaser’s Solicitors and the type of inspection undertaken by a to Maescoch from can be found immediately on the left hand side.

Viewing by appointment only through Sunderlands & Thompsons LLP

Hay-on-Wye Branch

3 Pavement House, The Pavement, Hay On Wye, Herefordshire HR3 5BU Tel: 01497 822 522 Email: [email protected] Hereford Branch Offa House, St Peters Square, Hereford HR1 2PQ Tel: 01432 356 161 Email: [email protected] www.st-property.co.uk

None of these statements contained in these particulars are to be relied upon as statements or representations of fact. These particulars are not an offer or contract or part of one. Floor plans are provided for guidance as to the layout of the property only. Room sizes and measurements are approximate only. Please note we have not tested the equipment, appliances and services in the property and interested parties are advised to commission appropriate investigation before formulating their offer for purchase. Sunderlands and Thompsons are a member of the ‘Ombudsman for Estate Agents Scheme’ OEA and therefore adhere to their Code of Practise. A copy of the Code of Practise is available on request.