Franklands Farm, Neopardy, Crediton, Devon, EX17

Lot 1 - Farmhouse and paddock extending to approxiamtely 3.54 acres. Guide: £580,000 Lot 2 - Formal agricultural buildings extending to approximately 1.24 acres. Guide: £200,000 Lot 3 - Agricultural land and a small area of woodland extending to approximately 49.07 acres. Guide: £390,000 Lot 4 - Agricultural land extending to approximately 13.71 acres. Guide: £160,000 As a whole Guide: £1,330,000 GENERAL DESCRIPTION Extending in total to approximately 67.56 acres of agricultural land, Frankland Farm is a ring fenced holding situated in an excellent position. The property is available as a whole of in four lots. LOCATION Frankland Farm is situated within a quiet but well connected location just north of the A30 dual carriageway. The farm is situated in the heart of the Mid Devon countryside surrounded with productive rolling farmland and charming woodland. The property is situated to the north of Blackdown Cross and south of Gunstone Mill Cross and Neopardy Cross. The quaint village of Yeoford is located approximately 2.1 miles to the north west. Crediton is approximately 3.4 miles to the north east. Cheriton Bishop and the A30 are approximately 4.1 miles to the south and LOT 1 – FARMHOUSE AND PADDOCK The farmhouse is unlisted and is believed to be without occupancy restriction (i.e. without AOC). The property is of block and render construction with modern cavity walls. A Pantile roof over with double glazed windows fitted throughout. There are four bedrooms, two bathrooms, one WC and two reception rooms of which the living room benefits from parquet flooring under the carpet. Additionally there is a large open plan kitchen/breakfast room with log burner installed, as well as a large utility room and separate study. Attached to the property is a double garage. The property forms a natural courtyard with views over the garden, paddock and open countryside. Frankland Farm benefits from a well-considered and established wrap around garden. Mature shrubs and trees surround the boundary to offer privacy and shade during the summer. In total the house and garden extends to approximately 0.68 acres The paddock to the east of the garden extends to approximately 2.84 acres and will require the purchasers of Lot 1 (if sold separately) to fence the southernmost boundary with post, pig netting and two strands of barbed wire within 12 months of completion. LOT 1 – SERVICES Frankland Farmhouse benefits from mains water and mains electric connected. There is believed to be private septic tank with a soakaway not into a ditch or a water course. There is an unused well located on the property which is uninspected and untested. Heating to the property is via an oil fired boiler and a large log burner with back boiler installed within the Kitchen/Breakfast room. There are no renewables connected to the property, however the property may be suitable for a roof mounted PV array, subject to the usual consents. COUNCIL TAX BAND Frankland Farmhouse Tax Band E ENERGY PERFORMANCE RATING Frankland Farmhouse Energy Rating E LOT 2 – FARM BUILDINGS Contained within Lot 2 are the buildings, formerly of agricultural use, detached are set out below: YARDS For most part, tracks and yard areas are down to concrete. LOOSE BOXES (x3) Block and mono-pitch sheet roof above. Concrete floor. Stable doors. Block building form a courtyard facing west towards the public highway. WORKSHOP (11.17m x 3.3m) Block and sheet roof above. Concrete floor. Sliding external door to concrete courtyard outside. STORE BUILDING (FORMER PARLOUR) Block and sheet roof above. Concrete floor. Internal block divisions and three externally facing doors. Single glazed windows fitted. PORTAL BARN (10.55m x 18.3m) Of steel portal framed building with fibre cement roof sheets above. Concrete floor. Low level block walls and enclosed cladding on two sides. LEAN-TO AGAINST ROAD Timber construction with mono-pitch galvanised box profile tin roof over. Earth and stone floor. Low level bricks with box profile cladding on roadside. PORTAL BARN (18.18m x 13.4m) Of steel portal framed building with fibre cement roof sheets above. Concrete floor. Low level block walls and enclosed on four sides. Enclosed barn doors on northern elevation for access. STEEL FRAMED LEAN-TO (11.5m x 5.76m) Steel framed lean-to adjoining Store Building (former Parlour). Fibre cement roof and concrete floor. LIVESTOCK SHED (18.2m x 13.5m) Steel portal framed building with fibre cement roof sheets above. Concrete floor with livestock divisions within. Low level concrete block walls surrounding. Double barn doors at each gable. TRADITIONAL COURT YARD AND BARNS The buildings are currently used for agricultural and storage purposes however they may lend themselves to a variety of alternative uses, including but not limited to; residential (GPDO Class Q), commercial (GPDO Class R), etc. subject to the usual consents. LOT 3 – THE LAND (49.07 ACRES) Lot 3 comprises of approximately 49.07 acres (19.05 hectares) of undulating land and a small pocket of woodland which extends to approximately 1.04 acres. This superb run of principally free draining Grade 3 pasture land is accessed directly from the public highway to the west. The land benefits from the right to connect to services across the adjoining lots and benefits from natural water. There is a small stream to the east of the land which feeds into the River Yeo at Gunstone Mill, being only 350 metres to the north. The land is currently down to permanent grassland has been grazed with livestock and cut for forage purposes. In previous years the land has been used for arable cropping and included within the arable rotation. According to Soilscape the land is slightly acid loamy and clayey soils with moderate to high natural fertility and suitable for both arable and grassland cover. LOT 4 – THE LAND (13.71 ACRES) Lot 4 comprises of approximately 13.71 acres (5.55 hectares) of gently sloping pasture land contained within two regular shaped enclosures. The land adjoins Blackdown Cross and benefits from direct road access and approximately 525 metres of road frontage. The land is surrounded with mature Devon hedge banks and abuts the Blackdown Plantation to the east. The land is Grade 3 agricultural land. Mains water is currently supplied to the land from a metre supplying Lot 2 & 3. The purchaser of Lot 2 will not have a right to continue utilising this water mater, however a right to install and connect to a new metre will be included with the sale of the property. We believe that services may be more conveniently located at Blackdown Cross, however Purchasers are advised to make their own enquiries with the relevant authorities. The land benefits from the right to connect to services across the adjoining lot (Lot 3). The land is currently down to permanent grassland and has been grazed with livestock (sheep) and cut for forage purposes. In previous years the land has been used for arable cropping and included within the arable rotation. According to Soilscape the land is slightly acid loamy and clayey soils with moderate to high natural fertility and suitable for both arable and grassland cover. There is an in-field tree located in the northernmost field, which is located close to the dividing stock fence. SERVICES The property benefits from private drainage. The property has mains water and mains electric connected. A right to connect services to each lot will be granted across adjoining lots. BASIC PAYMENT SCHEME The land is registered for claiming on under the Basic Payment Scheme and corresponding entitlements will be part of the purchase. Subject to the opening of the Rural Payments Agency transfer window, the vendor (and not Kivells as selling agent; unless specifically instructed in writing to do so) shall transfer the necessary entitlements commensurate with the eligible area of the Property, and bear any necessary costs. There shall be no apportionment of the money claimed during any scheme year between the parties. EASEMENTS, WAYLEAVES AND RIGHTS OF WAY The property is offered for sale subject to and with all the benefit of all matters contained in or referred to in the Property Charges Register of the registered title, together with all public rights of way, wayleaves, easements and other rights of way which cross the property. There are no known public footpaths or byways crossing the subject property. BOUNDARIES These are based on the Ordnance Survey and are for reference only. They have been checked and completed by the vendor’s agents and the purchaser would have deemed to have satisfied themselves as to the description of the property. Any purchaser shall be deemed to have full knowledge of all boundaries and neither the vendor nor the vendor’s agent will be responsible for defining boundaries or the ownership thereof. Should any dispute arise as to the boundaries or any points on the particulars or plans or the interpretation of them, the question shall be referred to the vendor’s agents whose decision acting as the expert shall be final. SHOOTING, TIMBER AND MINERAL RIGHTS The shooting, timber and mineral rights as far as they are owned are included within the freehold sale. FIXTURES AND FITTINGS All fixtures and fittings, unless specifically referred to within these particulars, are expressly excluded from the sale. VIEWING Strictly by appointment with the selling agents Kivells at Exeter. TENURE AND POSSESSION Frankland Farm is available freehold and with vacant possession upon completion. The property forms part of a deceased Estate. A Grant of Probate will be required before Exhange of Contracts. The selling agents are advised that the Grant of Probate should take place early 2023. WHAT.3.WORDS.COM LOCATION Defeat.Common.Clogging DIRECTIONS – EX17 5HJ From A30 Cheriton Bishop Junction: From Goldcross Hill on the north side of the A30, turn left onto Credtion Lane. Follow Crediton Lane to Twisted Oak Cross and continue along Crediton Lane, signposted Crediton 4 ½ miles. At Blackdown Cross continue ahead towards Yeoford and Crediton. Frankland Farm is found on the right hand side at the bottom of the hill just before Norsworthy’s Grave. LOCAL AUTHORITY Mid Devon District Council, Phoenix House, Phoenix Lane, Tiverton, Devon, EX16 6PP HEALTH AND SAFETY Given the potential hazards of working farms, we ask for all potential purchasers when viewing the farm to be as vigilant as possible and take particular care when in the vicinity of farm buildings. BUYERS OBLIGATIONS If sold separately the purchaser Lot 1 will be required to fence the southern boundary with post, pig netting and two strands of wire, within 12 months following completion. The purchaser of Lot 1 will be responsible for this boundary. ALL ENQUIRIES James Clack - Kivells Exeter Farm and Land Department DISCLAIMER Kivells for themselves and for the vendors or lessor of this property whose agents they are, give notice; 1. The particulars are set out only for the guidance of intending purchasers or lessees and do not constitute part of an offer of contract. 2. All descriptions, photographs – which may be taken with a wide angle lens or zoom, dimensions, references to condition and necessary permissions for use and occupation and other details are given without responsibility and any intending purchasers or tenants should not rely on them as statements or representation of the fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them. 3. All measurements and sizes are approximate and cannot be relied upon. 4. No person in the employment of Kivells have any authority to make or give any representation or warranty whatsoever in relation to this property. 5. In the event that our details are used in part exchange negotiations we reserve the right to recoup our costs. 6. Particulars updated: 27.01.2023