Lynch, Walton, BA16

Riggiston Farm is an attractively located agricultural small holding, comprising a detached house, along with an extensive range of traditional stone buildings, together with a former yard and pastureland, extending to approximately 18.87 acres. Previously operated as a dairy farm, the adaptability of the property is complemented by an extensive range of outbuildings and land, which offer potential for alternative uses (subject to the necessary planning consents). With free draining soils the land is suited for all types of livestock production and equestrian uses.

ACCOMMODATION:
The farmhouse can be accessed via either rear or front elevations. Both open to a welcoming reception hall running through the heart of the property and linking all ground floor rooms. An abundance of character and charm is evident here and alludes to that which is found throughout. Period features include exposed ceiling beams, flagstone floors and timber panelled walls. Accommodation includes an informal breakfast room featuring an inglenook-style fireplace, now fitted with cabinets and an oil-fired Stanley cooker. A separate kitchen features a comprehensive range of fitted wall and base units with contrasting work surfaces, tiled splash backs and one and a half bowl drainer sink with mixer tap. Space is provided here for a wide range of freestanding appliances. The cosy sitting room has a large cupboard and also retains plenty of character features such as recessed wooden window seats, exposed Blue Lias stone chimney and a large log-burning stove. A separate formal dining room provides a wonderful space to entertain with the fabulous inglenook fireplace providing a true feeling of grandeur, including a Minster-style fireplace and recessed displays within. Flagstone floors continue throughout the dining room and the internal lobby where there is access to a cloakroom as well as stairs rising to the first floor.

The central landing leads to three excellent size double bedrooms, two of which feature fitted cupboards, and all three enjoy fabulous countryside views in various directions. The fourth bedroom could accommodate a double bed or provide a generous single room or office. These bedrooms are served by a washroom with flush WC and wash basin, and a dressing/bathroom with a wide array of fitted cupboards as well as an enclosed shower cubicle. We envisage that re-modelling of this room could provide a very impressive family bathroom indeed.

OUTSIDE:
Parking provisions are plentiful at Riggiston Farm, with a gated two-part driveway leading both to the range of outbuildings and paddocks at the south-west corner of the farmhouse, and to accommodate numerous cars and easy access to the additional barns at the front. The gardens to front and side are mainly laid to well-maintained lawns. The formal rear garden is generous in proportion, denoted by stock proof borders and comprising a large formal lawn, vegetable plots, small orchard and poultry house.

SERVICES:
Mains electric and water are connected, private drainage is in place and oil-fired central heating is installed. Mendip District Council - Tax Band E

BUILDINGS:
Extensive and versatile range of traditional buildings previously used in conjunction with the farming operations at Riggiston Farm, which now have potential for other uses (subject to obtaining the necessary planning consents. The buildings consist of:
? Former Cider Barn ? 23ft x 14ft with attached lean to 7ft x 16ft
? Former Workshop ? 16ft x 22ft
? Former Stables ? 19ft x 18ft
? Former Cubicles Fodder barn ? 30ft x 22ft
? General Purpose Shed.

LAND:
Four parcels of pastureland extending to 18.87 acres, adjoining Riggiston Farm to the east and south. The land is laid to permanent pasture and is level to gently sloping in topography, being bounded by mature hedgerows. Classified as Grade 3 on the former Agricultural Land Classification map, with a soil type of mainly loamy free draining, benefitting from mains water making it very suitable for livestock and equestrian.

AGRICULTURAL SCHEMES:
All land is registered with the Rural Payments Agency. All Basic Payment Entitlements are included with the sale, but current year?s payment will be retained by vendor. The farm is not subject to any Countryside Stewardship.

OVERAGE:
All of the land and farm buildings located to the south of Riggiston Farm House are sold subject to an overage provision of a 25% uplift for a 25 year term for any use/development other than agricultural or equestrian. Please note that the traditional stone barns adjoining the farm house and located to the north are being sold free of any overage conditions.

LOCATION:
Located on the edge of the popular village of Walton, within little more than 5 minutes' drive of a wealth of shopping and amenities in nearby Street. The village provides a highly regarded primary school, church, playing fields and village hall. Street and neighbouring Glastonbury offer a number of supermarkets, homewares stores, leisure facilities, medical centres and food/drink options. Road and rail links are listed below, whilst Bristol Airport is within a 45minute drive.

VIEWING ARRANGEMENTS:
Strictly through prior arrangement with Cooper and Tanner on 01458 840416. If arriving early, please wait outside to be greeted by a member of our team (barring adverse weather).