Clifford, Clifford, Nr Hay-on-Wye, Herefordshire

Farm - residential
Ref: 
5185

£5,300,000Guide price

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PeterKirby

01432 356161
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For sale by Informal Tender, tenders to be received by 12 noon Friday 29th June 2018

An outstanding farm of Approximately 465 acres to be sold as a whole or in six lots. set in a village location within the renowned Wye Valley. A substantial six-bedroom period stone rural residence. Significant range of traditional and modern farm buildings. Extensive and fertile riverside land with large open fields
Panoramic and beautiful views over the Wye Valley.

Introduction

Sunderlands is delighted to be able to offer for sale this outstanding farm in the renowned Wye Valley. In total, Lower Court comprises about 465 acres and is offered for sale as a whole farm or in six individual lots.

Lower Court comprises an historic Listed six bedroom farmhouse with a significant and impressive range of traditional stone barns. Until 2000, the Holding was a dairy and potato farm, it is now primarily an arable unit. The main block of land (Lots 5 and 6) is flat, fertile riverside land in mostly large parcels, well suited to modern farming methods.

The crops have regularly won awards with the Eskleyside Agricultural Society. The farm also has sporting potential, having until recently formed part of a popular local shoot. It also lends itself to equestrian use

Location

The farmhouse and buildings (Lots 1 and 2) are within Clifford village, which is a few miles east of the popular and busy market town of Hay-on-Wye that offers a wide range of services and facilities, including independent boutique shops, cafes, restaurants, doctors' surgery, dental surgeries, library, post office and primary school.

Hay-on-Wye is also well known for its annual literary festival held each Spring.

The Brecon Beacons National Park is nearby offering a further range of recreational activities and the River Wye is highly regarded for its salmon fishing. There are local racecourses at Hereford, Ludlow, Chepstow and Cheltenham. There is also a wide selection of well regarded independent and state schools in the area. Access to the motorway network is at Ross-on-Wye providing links to the M50, M5 and the M4 at Bristol

Lot 1 - The Farmhouse & Traditional Barns

Lot 1 comprises Lower Court Farmhouse and an impressive range of mostly traditional buildings with further grounds and paddocks extending to approximately 5.28 acres.

The farmhouse is Grade II* Listed and has origins going back to the 14th century with additions being made in the 18th, 19th and 20th centuries to create the delightful and extensive property existing today.

The accommodation is well proportioned and many of the original and period features have been retained, however there is still further potential for enhancement. The residence enjoys beautiful views towards Clifford Castle and the surrounding gardens and woodlands beyond.

The property is accessed through the front door into a small hallway with a cloakroom and cupboard storage. The kitchen is characterful with extensive exposed beams and timber with a fitted solid wood kitchen, integral appliances and a four oven Aga with an electric hob.

A door leads to the pantry area with a back staircase leading to the first-floor landing. A further door leads from the kitchen into the dog room and further on into a washroom with access to the offices. Off the kitchen a door leads into the larder and utility rooms with a side door to the back yard.

The dining room, being one of the older parts of the house, has beautiful exposed beams and timber sections with loop windows. The dining room opens out, through a set of double doors, into the conservatory which enjoys a delightful southerly aspect with an outlook over the garden. A further set of double doors lead to the large garden room with a fireplace and patio doors.

The sitting room has an Inglenook fireplace, Clearview stove, bay window and a garden door. From the sitting room there is a library with a fireplace, bay window and fitted shelving. The sitting room also has a door back into the kitchen and stairs to the spacious landing.

Inserted room

On the first floor there are six bedrooms, the main bedroom has fitted wardrobes, drawer units and a dressing area which opens into an en-suite bathroom with a power shower cabinet, close coupled w.c. And bath. The family bathroom has a power shower, bath and a separate w.c. Through the attic area a door leads into the snooker room which also adjoins the traditional farm buildings.

The Buildings

1. Traditional Listed former granary, converted to a workshop of timber frame and stone construction. 2.6m x 6.9m (8'6 x 22'8).

2. Roadside traditional barn with a stone roof 15.8m x 6.2m (51'10 x 20'4).

3. Listed traditional timber frame barn with three framed bays 31.5m x 7.1m (103'4 x 23'4) and 6.8m x 11.5m(22'4 x 37'9).

4. Attached timber clad lean-to triple garage.

5. Four bay open frame span shed with curved tin roof and a concrete floor 15.7m x 13m (51'6 x 42'8).

6. Three bay steel portal frame barn 12.3m x 15.5m (40'4 x 50'10).

7. Traditional stone barn.

8. Timber frame lean-to barn with side manger 19m x 6.9m (62'4 x 22'8).

9. Pole barn 13.4m x 7.7m (44'0 x 25'3).

10. Large detached timber clad garage with concrete block rear extension offering further potential 15.3m x 7.6m (50'2 x 24'11).

These buildings may have potential for a development scheme, subject to the necessary planning consents.

Outside

The property is accessed from the village road into the yard with ample parking areas and a door into the integral garage. Immediately to the front of the house there is a delightful garden leading to the side and rear with well stocked borders.
To the west is a covered swimming pool with heating and filtration system. Next to the garden there is a hard tennis court. There is also a productive vegetable garden with raised beds, fruit trees and soft fruit cages.

Paddocks and Stables

The land extends to about 5.28 acres gently rising towards the southern boundary formed by the former railway line. This property is ideal for equestrian use when combined with the stable yard and further outbuildings.

The stable yard to the south of the house, of mixed stone and timber construction, has seven loose boxes and storage with water and power. The stable yard can also be accessed through a vehicular gateway from the Church Road.

Services

We are advised that the property is connected to mains water and electricity, private drainage and oil central heating. Please note the services are not tested.

Council Tax

The Farmhouse is Tax Band G.

Lot 2 - Farm Buildings

These are located next to Lot 1 and have their own separate access onto the B4350. The site is approximately 3 acres. With its location near the centre of the village the site may have potential for alternative uses subject to planning and other statutory requirements.

The buildings were formerly used as part of a dairy enterprise and have been adapted for mixed farming purposes. The principal buildings including approximate external dimensions are:-

11. Six bay Dutch barn with grain pit (27.4m x 9.1m) (89'11 x 29'10) with attached steel frame lean-to. (27.4m x 9.1m) (89'11 x 29'10)

12. Steel portal frame shed with concrete floor and part concrete panel retaining walls. (45.75m x 20m) (150'1 x 65'7)

13. Former dairy buildings of metal frame and concrete block construction. (29.1m x 7.6m) (95'6 x 24'11)

14. Site of two former railway sleeper silage pits.

Roadside open fronted monopitch building.

Four metal grain silos each hold approximately 90 tonnes.

The Land: Lots 3 - Lot 6

The land is divided into four convenient lots, each within ring fences and with good roadside access. The sale plan identifies the lots and parcel sizes. A schedule of the land and RPA recorded land cover is available on request.

Lot 3 (About 65.13 acres)

Lot 3 adjoins Lots 1 and 2 and is on the eastern edge of Clifford village and lies between Church Road and Ton Pitch road with access from both.

The land has a north-westerly aspect with the former railway line providing additional access. The fields next to the village are in permanent pasture with the fields east of the railway line in arable.

Ton Wood is an attractive ancient broadleaf woodland mainly of oak with potential timber and sporting value.

Lot 4 (About 68 acres)

Lot 4 is located on the north-east side of the village lying between the B4350 and Locksters Lane. There is mixed land cover with two good sized arable fields with the remainder in pasture and about 8 acres of younger woodland including some mature cricket bat willows.

Lot 5 (About 265.58 acres)

This is an exceptional block of fertile riverside land mostly in large arable parcels well suited to modern farming methods. Potatoes were regularly grown on the land with underground irrigation pipes to most fields (current condition unknown).

The former railway line runs through the centre to provide good access. There is also a right of way into field 7319 from Clifford Castle Lane.

There are a number of younger broadleaf shelter belts within Lot 5, as well as older woodland closer to the village. In total about 33 acres of woodland.

Lot 6 (About 55.42 acres)

An excellent block of four flat river basin fields of good size and shape for modern farming, each with frontage onto the B4350 near Whitney toll bridge.

Method of Sale

Lower Court Farm is being offered for sale by informal tender as a whole or in six lots. Tenders will only be considered in writing on the tender form. These are to be received, in a sealed envelope, by 12 noon on Friday 29th June 2018 at the agent's Hereford office. On the front of the envelope should be written Lower Court Farm Tender'. A copy of the tender form is available from the agents.
Solicitors will be instructed on the acceptance of a tender(s). Any agreed sale will remain subject to contract until contracts are exchanged. The vendors are not obliged to accept the highest of any tender. The ability of a purchaser to proceed speedily will be taken into consideration.

Basic Payment

The land is registered with the Rural Payments Agency (RPA) on their Rural Land Register. The entitlements are included in the sale of Lots 3, 4, 5 and 6 on a pro rata basis to the eligible land within the individual Lots. The 2018 Basic Payment is reserved to the vendor.

Stewardship Schemes

The property is not currently within any Environmental Stewardship Schemes.

Ingoing Valuation

Depending on the timing of completion, the purchaser(s) will be required to pay for planted and unharvested crops at the date of completion.

Tenure

We understand the property is offered as freehold. Vacant possession will be available but depending on the timing of completion, the vendors may reserve the right to harvest and remove growing crops and use part of the buildings in Lot 2 for grain handling and storage up to 31st October 2018.

The vendors may be interested in remaining in the farmhouse on a twelve month Assured Shorthold Tenancy at an agreed market rent.

Farm Dispersal Sale

The vendor reserves the right to hold a farm dispersal sale on the property on Lot 3 up to three months after completion on that Lot.

Planning & Uplift Clause

The property is within the local authority of Herefordshire Council and the parish of Clifford. A scoping report for Clifford Neighbourhood Area dated August 2017 is available on the Herefordshire Council website. This states that, in the Clifford NDP area there is call for 30 new dwellings up to 2031. As at April 2016 (from April 2011) there were 6 completions and 6 commitments, leaving 18 dwellings to provide.' It also provides other useful information about the Parish.

There will be an uplift clause of 30% for 30 years for change of use other than to equestrian on parcels 5946 and 6747 on Lot 1, on Lot 2 in its entirety, on parcels 7654 and 8671 in Lot 3 and parcel 9091 in Lot 4.

Timber, Sporting & Mineral Rights

So far as they are owned these are included within the freehold sale of each lot. The fishing rights to the River Wye are not owned by the vendors. For the benefit of Lot 3, there will be a reserved right of access to extract timber over the eastern length of the dismantled railway line onto Ton Pitch Road.

Wayleaves, Easements & Rights of Way

The property is sold subject to and with the benefit of all easements, quasi easements, wayleaves and rights of way both declared and undeclared. There is known to be public footpaths across Lot 3 and across Lot 4. The owners of the fishing rights have access along the riverbank and a route across Lot 5.

There is access to Lot 5 from Clifford Castle Lane and next to Clifford Common along the dismantled railway line.

Water

At present there is a single mains supply serving Lots 1, 2 and 3. Lot 2 and Lot 3 will be disconnected from this supply within three months of completion if sold separately to Lot 1. It is believed that mains water is in the public highway adjacent to Lot 2 and 3 but purchasers should make their own enquiries. Lot 4 has a separate mains supply. Lot 5 and Lot 6 are not currently connected to mains water. Lot 5 was connected until recently from Clifford Castle Lane.

Electricity

Three phase electricity is connected to Lot 2. It is understood that the garage south of the farmhouse in Lot 1 will be disconnected from the supply of Lot 2 if sold separately. The right will be reserved for existing electricity supplies to cross neighbouring lots, if lots are sold separately from each other.

Plans, Areas & Schedules

For Lots 3, 4, 5 and 6 these are based on RPA field sizes and areas and ordnance survey and are for reference only. The purchaser(s) shall be deemed to have satisfied themselves as to the size and description of the property. Any error or mis-statement shall not annul a sale or entitle any party to compensation in respect thereof.

Inconsistency

In the event that there is any variance between these sale particulars and the contract of sale then the latter shall apply.

Boundaries

The purchaser(s) shall be deemed to have full knowledge of the boundaries and neither the vendor nor the vendor's agents will be responsible for defining the boundaries or ownership thereof.

Should Lot 1 be sold separately to Lot 2 then the purchaser of Lot 1 will be required to erect and maintain a pet proof boundary fence between the two lots.

Asbestos

The vendors and their agents accept no liability for any asbestos on the property. It is in the nature of farm buildings in particular that asbestos is likely to be present on the farm.

Health & Safety Notice

Prospective purchasers should take all necessary care when making an inspection of a property as it is a working farm. Viewings are taken solely at the risk of those who view and neither the agents nor the owners of the property take responsibility for any injury however caused.

Important Notice

These particulars are set out as a guide only. They are intended to give a fair description of the property but may not be relied up as a statement or representation of facts. These particulars are produced in good faith and are inevitably subjective
and do not form part of any contract. No persons within Sunderlands has any authority to make or give any representation or warranty whatsoever in relation to the property.

Viewing and Contact Details

Viewing by appointment through Sunderlands

Hereford Branch
Offa House, St Peters Square,
Hereford HR1 2PQ
Tel: 01432 356161
Peter Kirby: 07967 817 274
Email: p.kirby [at] sunderlands.co.uk

Hay-on-Wye Branch
3 Pavement House, The Pavement,
Hay-on-Wye, Herefordshire HR3 5BU
Tel: 01497 822522
Harry Aldrich-Blake 07717 410757
Email: hay [at] sunderlands.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.

Sunderlands are a member of the ‘Ombudsman for Estate Agents Scheme’ and therefore adhere to their Code of Practise. A copy of the Code of Practise is available on request.

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