WIND HALL FARM, GOSFORTH SEASCALE, CUMBRIA, CA20 1ED Mitchells Land Agency Mitchells Auction Company Limited Lakeland Livestock Centre COCKERMOUTH CA13 0QQ Tel: 01900 822016 www.mitchellslandagency.co.uk [email protected] Are delighted to present to the market for sale: WIND HALL FARM Gosforth, Seascale, Cumbria, CA20 1ED This is an opportunity to acquire an excellent Lakeland farm, situated in a rural location near to the popular village of Gosforth in the Lake District National Park. The holding comprises a substantial 4 bedroom farmhouse with compact range of traditional and modern farm buildings, together with 69 acres ring-fenced land around the steading. For sale by public auction in 2 lots and as a whole at 3pm on Wednesday 25th March 2020 at The Lakeland Livestock Centre, Cockermouth Guide Price on Application GENERAL DESCRIPTION OF THE PROPERTY: Directions and Situation: Wind Hall Farm is situated immediately north of the village of Gosforth, which is located within the Lake District National Park in the borough of Copeland, West Cumbria. Gosforth is adjacent to the A595. Wind Hall’s location is also shown on the plan below. For those using Sat Nav use postcode CA20 1ED. Local amenities are provided at Gosforth with primary and secondary schools located in Egremont. More diverse amenities are available in Whitehaven and Workington with the nearest city Carlisle also the gateway to the M6. • Egremont - 6 ½ miles • Whitehaven - 12 miles • Workington - 20 miles • Carlisle/M6 - 47 miles LOT 1: FARMSTEAD AND 50 ACRES LAND FARMHOUSE The main elevations of the farmhouse are of stone construction with render finish beneath a main twin-pitch tiled roof with slated and tiled lean-tos over porch, former dairy and store. It is a substantial four-bedroom property that with some modernisation would make an ideal family home. Ground Floor: Porch 2.69m x 6.43m (8’10” x 21’1”) with sink, electricity consumer unit/meter. Former Dairy 3.61m x 3.71m (11’10” x 12’2”) with former milk tank. Store WC 2.71m x 2.30m (8’11” x 7’7”) toilet only. Kitchen/Dining Room 7.65m x 3.61m (25’1” x 11’10”) oil-fuelled stove, wall and base units, electric hob/oven, built in cupboards, exposed beams. Dining Room 3.39m x 2.75m (11’1” x 9’) BT point, electric storage heater. Living Room 3.68m x 7.02m (12’1” x 23’) open fireplace, UPVC door to garden, electric storage heater. Pantry 3.77m x 1.56m (12’4” x 5’1”) traditional sconces, shelves. First Floor: Bathroom 3.43m x 1.60m (11’3” x 5’3”) 3-piece suite, loft hatch. Bedroom 1 3.71m x 2.75m (12’2” x 9’) electric storage heater. Bedroom 2 3.70m x 4.15m (12’2” x 13’7”) Bedroom 3 4.12m (13’6”) x 3.68m (12’1”) max with electric storage heater. Bedroom 4 2.37m x 3.67m (7’9” x 12’) with cupboard. Shower Room 2.46m x 2.80m (8’1” x 9’2”) electric shower. Outside: Large enclosed garden to the front (south), road to the side (east), yard and farm buildings to side (west) and rear (north) Services: Mains electricity and water are connected. The telephone is installed subject to BT regulations. Drainage is to a septic tank (see ‘Tenure and Title’ in the ‘Further Details’ section towards the end of these particulars). Heating / hot water provided by electric storage heaters with supplementary heat from stove and open fires. Council Tax: The farmhouse is scheduled in ‘Band D’ by Copeland Borough Council. Floorplans: Energy Performance Certificate: FARM BUILDINGS The buildings are centrally located at the farmstead and laid out as shown in the photograph below: Traditional lofted barn (15.9m x 8.8m). Stone walls, slate roof, ramped access to first floor, byres below, unstable walls and roof in need of repair. PLEASE NOTE THAT THIS BUILDING IS UNSAFE AND IS CLEARLY MARKED AS SUCH. PROSPECTIVE PURCHASERS SHOULD NOT ATTEMPT TO ENTER THIS BUILDING UNDER ANY CIRCUMSTANCES. Planning permission (Ref: 7/2017/4048) has been granted for the demolition of the barn and erection of a new wall. Contact Mitchells Land Agency for further details. Traditional building (7.8m x 5.5m). Stone walls, slate roof, concrete floor, 2 no. byres, feed troughs. Traditional loose house (17.2m x 7.4m) with modern lean-to (4.9m x 6.9m). Stone walls, steel roof, lean-to of concrete block and steel roof. Divided into main loose house with side byre. Race to rear. Garages. Concrete block walls with sheet roofs. Cubicle house (19.4m x 18.3m). 26 No. cubicles/loose boxes, feed passage, erected 1978, steel frame and concrete blocks, sheet roof. LAND Lot 1 extends to approx. 20.45 ha (50.53 acres), with the land in a ring-fenced block around the farmstead comprising good quality agricultural land, some capable of being mown for hay or silage crops with the remainder more suited to livestock grazing. The land sits at between 90m and 140m above sea level, sloping and undulating down towards the village with an overall southerly aspect. The land has both natural and mains fed water supplies plus good roadside frontage to many of the fields as well as interconnecting internal gateways. Boundaries are a combination of post and wire netting fences, hedgerows and stone walls/stone faced banks. Land with Lot 1 LOT 2: 19 ACRES LAND The land forming Lot 2 is in a single block extending to approx. 7.63 ha (18.86 acres) just across the road from the farmstead. It is productive and is a mixture of cropping and grazing ground. It sits at between 130m and 160m above sea level, sloping and undulating down towards the road/farmstead with an overall south- westerly aspect. Lot 2 has a mains fed water supply plus good roadside access as well as interconnecting internal gateways. Boundaries are a combination of post and wire netting fences, hedgerows and stone walls/stone faced banks. Land with Lot 2 FURTHER DETAILS VIEWING: The land may be viewed at any reasonable time during daylight hours provided a copy of these particulars is to hand. Viewings of the house and buildings are strictly by appointment with Mitchells Land Agency and shall be held on Tuesday 25th and Thursday 27th February 2020 between 10am and 2pm. METHOD OF SALE, DEPOSITS, CONTRACTS AND COMPLETION: The property is offered for sale by Public Auction at 3pm on Wednesday 25th March 2020 (unless sold privately beforehand) at The Lakeland Livestock Centre, Cockermouth (located just off the A66/A5086 roundabout on the outskirts of Cockermouth). The property will be offered for sale in lots and as a whole subject to reaching undisclosed reserve prices. Please take note that any guide price given is not a reserve price. If a reserve price is not met during the auction the highest bidder will have the right to purchase the property at the reserve price after the auction. The Vendor reserves the right to amend the particulars of sale at any time; not to accept any offer received; to withdraw from the sale or to sell privately at any time prior to the auction. Any changes will be made clear at the Public Auction. A 10% deposit of the purchase price will be payable on the fall of the Auctioneer’s hammer. The contracts of sale are also to be signed on the fall of the Auctioneer’s hammer. Copies of the contracts of sale will be available for inspection, by prior appointment only, at the offices of the Solicitor and Agent for two weeks prior to the sale. The date fixed for completion is Friday 1st May 2020, or earlier by mutual agreement. TENURE AND TITLE: The property has freehold title and vacant possession will be given on completion. The following affect the property: • Lot 1: A water main, overhead electricity line and a public footpath that splits into two. • Lot 2: An overhead electricity line. • If Lots 1 and 2 are sold separately the purchaser of Lot 2 will be required to install a water sub-meter and pay the purchaser of Lot 1 for water used based on standard rates. • Lot 1: The farmhouse septic tank does not comply with new regulations ‘General Binding Rules’ (effective 1st January 2020) enforced by the Environment Agency, which do not allow septic tank discharge directly into surface water. The purchaser of Lot 1 will, within 12 months of completion, ensure that a compliant system is in place at his/her own cost. • If Lots 1 and 2 are sold separately the purchaser of Lot 1 will be have a right of access to maintain, repair and replace the existing septic tank outfall located in Lot 2. The property is sold subject to all existing burdens (covenants, wayleaves, rights of way, easements, quasi- easements, rights of access, ancient monuments, etc.) whether public or private and whether constituted in the title deeds or not. The purchasers will be held to have satisfied themselves as to the nature of such burdens and are advised to contact the Vendor’s solicitor in order to do so. VENDOR’S SOLICITOR: Jonathan Carroll, Cartmell Shepherd Solicitors, Montgomery Way, Rosehill, Carlisle, CA1 2RW. Tel: 01228 514077. Email: [email protected] BASIC PAYMENT SCHEME (BPS): The land is classified as a mixture of Non-SDA and SDA by the Rural Payments Agency/DEFRA. The land has been registered for the BPS but there are no entitlements for sale either with the land or separately.