Langaford Farm Ashwater, Devon

Langaford Farm Ashwater, Devon

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LANGAFORD FARM Ashwater, Beaworthy, Devon, EX21 5UW Halwill Junction 3 miles * Holsworthy 8 miles * Launceston 13.5 miles Okehampton 14 miles * Tavistock 22 miles * Exeter 40 miles A quality 320 acre grassland farm with exceptional dairy buildings and a spacious character 5 bedroom farmhouse, a modern 4 bedroom bungalow and an extensive range of modern farm buildings, stables and manège. Spacious character 5 bedroom farmhouse Modern 4 bedroom bungalow (AOC) 319.65 acres of productive pasture and arable land Extensive range of modern dairy buildings Accommodation for up to 500 cows & 20:40 swing over parlour Equestrian facilities including stabling and manège Potential to create a farm Shoot Up to a further 230 acres available FOR SALE BY PRIVATE TREATY WITH VACANT POSSESSION UPON COMPLETION D.R.Kivell & Partners South Brentor, Tavistock, Devon PL19 0NW t. 01822 810810 f. 01822 810802 e. sales@drkivellandpartners.co.uk w. www.drkivellandpartners.co.uk London Representative Office 121 Park Lane, Mayfair, London W1K 7AG Tel: 020 7409 8324 3 COUNTRY PROPERTY SPECIALISTS

SITUATION Langaford Farm is quietly situated between the popular villages of Ashwater and Halwill Junction, which offer a range of amenities including a village shop, public house, primary school, church and chapel. The market town of Holsworthy is less than 8 miles away and provides a comprehensive range of domestic, commercial and leisure facilities including 18 hole golf course, medical centre, swimming pool, a wider variety of independent retailers and businesses all surrounding the town s square where a weekly market is still held every Wednesday. The port town of Bideford, the medieval castle town of Launceston and the wellknown Victorian coastal resort of Bude are all within easy motoring distance, each offering a similar range of amenities. Access to the A30 dual carriageway is at Sourton and the A39 Atlantic Highway at Bude, together with Bideford, provide valuable links with a wide variety of alternative towns, villages and places of interest including the cathedral cities of Truro (61 miles west) and Exeter (38 miles east), the latter providing mainline railway station, bus terminal and airport, together with a link to the M5 motorway and London. COMMUNICATIONS Road The A30 (dual carriageway) from Broadwoodwidger provides easy access to Exeter and the M5 motorway. Rail Regular intercity services operate from Exeter to London (Paddington) and via Salisbury to London (Waterloo). Ferry Ferry services operate from Plymouth to northern France and northern Spain. Air Exeter International Airport provides flights to the Isles of Scilly, Channel Islands, Ireland, Scotland and a number of continental destinations. RECREATION Water Sailing is available at Roadford Lake, Padstow, Fowey, Plymouth, Newton Ferrers, Salcombe, Dartmouth and various other harbours along the south coast. There are delightful beaches on the North Cornish coast including Widemouth Bay, Trebarwith, Polzeath, Harlyn Bay and Constantine Bay. Horse riding & Walking Horse riding is accessible via bridleways and country lanes in the area. The South West Coastal Path also offers scenic walking and further walking and riding are available on Bodmin Moor and Dartmoor. Golf Golf courses can be found at Holsworthy, Launceston, Bude and St Mellion. THE PROPERTY Langaford Farm extends to 319.65 acres (129.33 ha) and offers modern dairy facilities including a 20:40 herringbone parlour with accommodation for up to 500 cows. The farmhouse has recently been renovated and offers a spacious well-appointed 5 bedroom accommodation. In addition there is a 4 bedroom bungalow (Agricultural Occupancy Condition) which was constructed in 1997. The land is mainly level or gently sloping, principally south facing and benefits from an excellent network of farm lanes which lead off the main farmstead. The owners have also established a successful equestrian business, including DIY livery, and there are excellent facilities including stabling and a manège. LANGAFORD FARMHOUSE The farmhouse has recently been refurbished and is traditionally arranged over two floors and provides a comfortable family home with oil fired central heating and double glazing. Approached from the lane and concrete yard area, a gated entrance opens into the stable yard and, in turn, a gated entrance leads to the walled courtyard in front of the house providing parking and a private seating area and steps lead to:. ACCOMMODATION Entrance Porch: 2.79m x 2.14m (9 2 x 7 0 ) Wood effect upvc double-glazed door, slate tiled floor, beamed ceiling, recessed ceiling spotlights, double aspect with upvc double-glazed windows to both side elevations. Timber framed stable door leads to: Open-Plan Kitchen/Dining/Living Room: 13.22m x 4.55m (43'4'' max x 14'11'') Range of fitted wall and base units under slate-effect roll-top work surfaces, inset 1½ bowl stainless steel sink and draining board with tiles splashback surround, inset electric hob, built-in double oven and grill, space and connection for automatic washing machine, slateeffect tiled floor, recessed ceiling spotlights, wall lighting, Rayburn Regent oil fired range cooker (in need of attention), radiator, television and BT points, staircase rises to the first floor. A double aspect room with upvc double-glazed windows with deep sill window shelves to the front and side elevations and doors lead off to: 4

Bedroom 3: 3.77m x 3.19m (12'4 x 10'6 ) Fitted wardrobe with hanging rail and storage shelves, radiator, television aerial point, upvc double-glazed window with deep sill window shelf to the front elevation. Pantry: 3.078m x 2.82m (10'1 x 9 3 ) Tiled floor, radiator, upvc double-glazed window with deep sill window shelf to the rear elevation. Sitting Room: 4.55m x 3.67m (14'11 x 12'0 ) Large inglenook fireplace (currently disused), bread oven with a slate hearth with oak beam above, television aerial point, radiator, upvc double-glazed window with deep sill window seat to the front elevation. Farm Office: 4.53m max x 3.34m max (14'10 max x 10'11 max) Range of fitted storage cupboards, built-in desk, tiled floor, radiator, upvc double-glazed window with deep sill window shelf to the rear elevation. Door leads to: Rear Entrance Hall: 4.12m x 1.03m (13 6 x 3 5 ) Built-in storage cupboards, slate-effect tiled floor upvc double-glazed door leads to the side elevation, upvc double-glazed window to the rear elevation. Doors lead off to the Kitchen/Dining/Living Room and Bathroom. Bathroom: 2.27m x 2.15m (7 5 x 7 1 ) Low-level WC, pedestal wash hand basin with storage cupboard below, panelled corner bath, shower cubicle housing the Mira Sport electric shower, tiled floor, fully tiled walls, radiator, shaver point, upvc obscure double-glazed window with deep sill window shelf to the side elevation. On the First Floor Landing and Corridor: Radiator, smoke alarm, loft access hatch, upvc doubleglazed window with deep sill window shelf to the rear elevation. Doors lead off to: Bedroom 2: 4.59m x 3.88m (15'0 x 12'9 ) Radiator, television aerial and BT point, upvc doubleglazed window with deep sill window shelf to the front elevation. Bedroom 4: 3.84m max x 3.68m max (12 7 max x 12 1 max) Built-in wardrobe with hanging rail and storage shelves above, radiator, television aerial point, upvc doubleglazed window with deep sill window shelf to the front elevation. 5 Bedroom 5: 4.16m max x 3.29m max (13'8 max x 10'10 max) Range of fitted cupboards and wardrobe with hanging rail and storage shelves above, fitted dressing table, radiator, upvc double-glazed window with deep sill window shelf to the rear elevation. Bathroom: 3.40m x 2.50m (11'1 x 8'2 ) Partially refitted with plumbing for a bath, shower and wash hand basin and fitted with ladder-style heated towel rail, shaving light and point, upvc obscure double-glazed window with deep sill window shelf to the rear elevation, built-in Airing Cupboard 1.57m x 1.15m (5 2 x 3 9 ) factory lagged hot water cylinder with wooden slatted shelves above. Bedroom 1: 5.60m max x 4.58m max (18 4 x 15'0 ) Fitted wardrobe with hanging rails and storage shelves above, built-in dressing table and storage shelves, radiator, BT point, upvc double-glazed window with deep sill window shelves to the front and side elevations.

GARDENS & GROUNDS To the front of the farmhouse is a stable yard with a walled courtyard and parking area. A path leads to the front entrance porch and continues around to the rear entrance and onto an open lawned garden. To the side of the farmhouse is an attached traditional single-storey barn with potential for conversion subject to the necessary planning consents. Attached to the end of the barn is a single garage. MEADOW VIEW BUNGALOW From the entrance lane, a gated entrance opens onto a concreted parking area to the front of the garage and a path leads to a storm porch and upvc double-glazed door leads to: Entrance Hall: Radiator, loft access hatch, smoke alarm, doors lead off to: Kitchen/Dining Room: 5.99m x 4.37m (19'8 x 14'4 ) Range of fitted wall and base units under granite-effect roll-top work surfaces, inset stainless steel sink and double draining board and mixer taps, tiled splash back surround, inset electric hob with extractor fan above, eye-level double oven and grill, tiled floor, radiator, upvc double-glazed window to the front elevation, door leads to: Utility/Boot Room: 2.14m x 1.88m (7 0 x 6 2 ) Tiled floor, space and plumbing for automatic washing machine, upvc double-glazed door and window to the side elevation, built-in cupboard. Door leads to: Shower Room: 1.88m x 1.49m (6 2 x 4 11 ) Low-level WC, pedestal wash hand basin, shower cubicle housing the Shower Force electric shower, fully tiled surround, tiled floor, tiled walls to dado height, upvc obscure double-glazed window to the side elevation. Sitting Room: 6.68m x 3.97m (21'11 x 13' 0'') Two radiators, television aerial point, wall lighting, upvc double-glazed window and upvc double-glazed patio doors to the rear elevation opening out on to the lawned gardens enjoying far reaching countryside views. Bathroom: Low-level WC, pedestal wash hand basin, panelled bath, tiled floor, tiled walls to dado height, radiator, extractor fan, Airing Cupboard housing the hot water cylinder with slatted wooden shelves above, upvc obscure double-glazed window to the rear elevation. Bedroom 1: 4.31m max x 3.78m max (14'2 max x 12'5 max) Built-in wardrobe with hanging rail and storage shelves, television aerial point, radiator, upvc double-glazed window to the front elevation. Bedroom 2: 4.75m max x 2.59m max (15'7 max x 8'6 max) Built-in wardrobe with hanging rail and storage shelves, radiator, upvc double-glazed window to the side elevation. Bedroom 3: 3.61m x 3.49m (11'10 x 11'5 ) Built-in wardrobe with hanging rail and storage shelf above, television aerial point, radiator, a double aspect room with upvc double-glazed windows to the rear and side elevations. Bedroom 4: 3.61m max x 3.37m (11'10 max x 11'1 ) Built-in wardrobe with hanging rail and storage shelves, radiator, television aerial point, upvc double-glazed window to the rear elevation. OUTSIDE 6

Double Garage: 5.68m x 5.46m (18 8 x 17 11 ) With two up-and-over doors, concrete floor, with light and power connected. GARDENS & GROUNDS Meadow View Bungalow is set in level lawned gardens enclosed to the front by a walled boundary and to the rear by a coniferous hedge. At the front, a concrete driveway leads to the side entrance door and the adjoining Double Garage. To the rear of the bungalow is a small paved patio with steps leading up to the French doors entering the Sitting Room. OUTBUILDINGS An outstanding feature of the farm is the modern farm buildings which were largely constructed in the last 5-6 years and include a 20:40 herringbone parlour and cubicles for up to 500 cows. Farm Building: 24.38m x 6.4m (80'0 x 21'0 ) Of steel portal frame construction under a cement fibre roof. Parlour Building: 18.29m x 5.49m (60'0 x 18'0 ) Housing 20:40 swing over Alfa Laval parlour with ACRs, parlour feeders and separate dump line, 25,000 litre bulk tank with ice builder, office and pump room. 21 Tonne Big Dutchman Bulk Bin Covered Collecting Yard and Handling Area: 24.38m x 21.34m (80'0 x 70'0 ) Of steel portal frame under a cement fibre roof. Cubicle Building: 50.29m x 20.12m (165'0 x 66'0 ) Of steel portal frame construction under a cement fibre roof, housing 131 cubicles with sand beds, loose pens and feed area. Cubicle Building: 60.96m x 14.63m (200'0 x 48'0 ) Of steel portal frame construction under a cement fibre roof, with 147 cubicles with sand beds. Cubicle Building: 67.06m x 15.24m (220'0 x 50'0 ) Of steel portal frame under a cement fibre roof, with 156 cubicles with sand beds. Cubicle Building: 24.99m x 13.72m (82'0 x 45'0 ) Of timber portal frame construction under a box profile roof, housing 72 cubicles with three calving boxes. Livestock/Loose Housing: 24.38m x 21.34m (80'0 x 70'0 ) Of steel portal frame construction under a cement fibre roof. Loose Housing & Storage Building: 36.58m x 13.72m (120'0 x 45'0 ) Pole barn under a corrugated sheet roof. 2 Silage Pits: Comprising earth bank and concrete floor, used previously to store upward of 5,000 tonnes of silage. Dirty Water System: Comprising earth bank and slurry store of 2m gallon capacity. EQUESTRIAN FACILITIES The equestrian facilities are situated close to the farmhouse and around the yard. Former Shippon: 27.43m x 6.1m (90'0 x 20'0 ) Of stone and cob construction under a box profile roof, divided internally to provide 8 stables, tack room and cloakroom with WC and wall-mounted hand basin. 7 Stables: 13.72m x 4.57m (45'0 x 15'0 ) Of concrete block construction under a box profile roof, divided into 3 stables with adjoining tack room. Stables: 18.29m x 5.49m (60'0 x 18'0 ) Of concrete block construction under a box profile roof, divided into 3 stables, tack room and store room. Fodder & General Purpose Storage Building: 24.99m x 10.97m (82'0 x 36'0 ) Of timber pole construction under a corrugated sheet roof. Sand School: 44m x 25m (144'4 x 82'0 ) Enclosed within post and rail fencing. 7 Turnout Areas: With bark surface.

THE LAND The land extends to some 319.65 acres (129.33 ha) and provides productive pasture for grazing livestock and fodder conservation. It is well serviced by a combination of mains, borehole and natural water supplies. Principally south facing, the land is mainly level or gently sloping and has an excellent network of farm lanes leading off the main farmstead. The area is renowned for growing an abundance of grass for grazing and conservation. Up to a further 230 acres available. GENERAL REMARKS & STIPULATIONS SINGLE PAYMENT SCHEME There is a Single Payment entitlement attributable to the farm. This will be transferred to the purchaser in accordance with the RPA transfer guidance following completion. ENTRY LEVEL, HIGHER LEVEL & COUNTRYSIDE STEWARDSHIP SCHEMES The farm is subject to the above schemes and agreements. Full details are available on request. TENURE The property is offered for sale freehold with vacant possession on completion. AGENT S NOTES The property is sold subject to and with the benefit of all outgoings, rights of way, easements and wayleaves there may be whether mentioned in these general remarks and stipulations or particulars of sale or not. All figures, floorplans and maps are for guidance purposes only. They are prepared and issued in good faith and are intended to give a fair description of the property but do not constitute any part of any offer or contract. None of the services or appliances, plumbing, heating, or electrical installations have been tested by the selling agent. Any maps used on the details are to assist identification of the property only and are not an indication of the actual surroundings, which may have changed since the map was printed. None of the statements contained in these particulars as to this property are to be relied on as statements or representations of fact. SERVICES The Farmhouse Water Mains Drainage Private Electricity Mains Central Heating - Oil fired The Farm Buildings Water Mains & Bore Hole Electricity Mains LOCAL AUTHORITIES Torridge District Council, Riverbank House, Bideford, Devon EX39 2QG. Tel: 01237 428700. Western Power Distribution, Avonbank, Feeder Road, Bristol BS2 0TB. Tel: 01179 332000. South West Water, Peninsula House, Rydon Lane, Exeter, Devon EX2 7WP. Tel: 01392 4466888. VIEWING ARRANGEMENTS Strictly by arrangement with D R Kivell & Partners. Tel: 01822 810810. DIRECTIONS From the A30 at Broadwoodwidger proceed towards Roadford Lake. Follow the road over the lower end of the dam and on as far as Ivy House School. Turn left and then immediately right. Proceed towards Ashwater and after approximately 3 miles turn left at the Four Cross Way signposted to Quoditch. Follow this road for approximately 3 miles and at the end of the road and at the T junction turn left, after a short distance take the next turning to the right onto Langaford Lane, continue to the end of the lane with the farmhouse in front of you and Meadow View to your right. PROPERTY MISDESCRIPTIONS ACT 1991 The agent has not tested any apparatus, equipment, fixtures and fittings, or services, so cannot verify that they are in working order or fit for the purpose. The buyer is advised to obtain verification from his or her solicitor or surveyor. References to the tenure of the property are based on information supplied by the vendor. The agent has not had sight of the title documents. The buyer is advised to obtain verification from his or her solicitor. Buyers are advised to check the availability of any property before travelling any distance to view. 8

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10 D293 Printed by Ravensworth 01670 713330

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