The Vedw, Llanfairwaterdine, Knighton, Shropshire, LD7

A unique and delightfully situated small holding with panoramic views of the Teme Valley. Located in the heart of the Marches and the county of Shropshire. Within easy driving distance of Ludlow, Shrewsbury and Hereford. Comprising Character Farmhouse, Modern and Traditional Farmbuildings and 22.28 acres (or thereabouts)

Auctioneers Foreword    McCartneys are delighted to be favoured with instructions to offer for sale by Public Auction this unique and delightfully situated property comprising character farmhouse, modern and traditional farmbuildings together with in all some 22.28 acres of land. The Vedw occupies an enviable position with a southerly aspect and fine views looking down the Teme Valley. The Vedw lies on the outskirts of the small village of Llanfairwaterdine just within Shropshire and the local area is well known for its beautiful unspoilt countryside together with peace and tranguility which makes everyday living a pleasure.

Situation    The Vedw is located some 4 miles north west of the market town of Knighton in the heart of the upper reaches of the Teme Valley. The larger centre of Newtown is 17 miles away to the north west whilst Ludlow is 21 miles to the east. The grid reference for the farmhouse is SO764 244.

Directions    From Knighton proceed up the Teme Valley on the B4355. After 3 miles turn right at the hamlet of Lloyney and cross over the river Teme and The Vedw will be found on the right hand side just before one enters the village of Llanfairwaterdine.

Tenure    Is Freehold.

Possession    Vacant possession available upon completion.

Ingoing    The property is sold free of any ingoing. No counter claim will be allowed for dilapidations (if any) or any other matter whatsoever.

Council Tax    The Vedw is in Band E. Council Tax payable 2014/2015 is £1,768.72.

Fixtures and Fittings    Only Fixtures and Fittings mentioned in these particulars are included with the sale of the freehold. Any others are expressly excluded.

Uplift Clause    An Uplift Clause will be placed on NG 3627 (0.59 hectares). This will state that should planning consent be granted on this parcel for development and if such planning consent leads to an increase in value then the vendors will be entitled to 50% of such increase in value. This Uplift Clause would be operative for a period of 30 years from the Completion Date.

Shooting Rights    These are in hand and will pass with the sale of the freehold.

Timber    All growing timber is included in the sale.

Services    Mains electricity, mains water supply and septic tank drainage.

Single Payment Scheme    The Executor claimed SIngle Payment on The Vedw on 15th May 2014. The successful purchaser will be required to comply with the current cross compliance regulations for the 2014 Scheme year. The vendors will use their best endeavours to transfer the relevant Entitlements for the land that is being sold to the successful purchaser. Further details are available from the selling agents.

Local Authority    Shropshire County Council, Shire Hall, Abbey Foregate, Shrewsbury SY2 6ND

Plans, Areas & Schedules    These are based on the Ordnance Survey and are for reference only. They have been checked and computed by the agents and the purchaser shall be deemed to have satisfied him or herself as to the description of the property and any error or mis-statement shall not annul the sale, nor entitle either party to compensation. The plan is for the purposes of identification only and is based on the Ordnance Survey Sheets.

Planning    The land is sold subject to any development plan, tree preservation order, town planning schedule, resolution or notice which may be or become to be in force, and subject to any road widening or improvement schemes, land charges and statutory provisions or by-laws without any obligation on the vendors to specify them.

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

Wayleaves, Easements and Rights of Way. The property is sold subject to, and with the benefit of, all easements and quasi-easements and rights of way, declared and undeclared.

Misrepresentation Act    (a) The property is sold with all faults and defects (if any) whether in good condition or otherwise and neither the vendors nor McCartneys, the agents for the vendors, shall be in any way responsible for such faults and defects, or for any statements contained in the particulars of the property prepared by the said agents. (b) The purchaser shall be deemed to acknowledge that he has not entered into this contract in reliance on any of the said statements, that he has satisfied himself as to the contents of each of the said statements by inspection or otherwise, and that no warranty or representation has been made by the vendors or the said agents in relation to, or in connection with the property.

(c)    Any error, omission or mis-statement in any of the said statements shall not entitle the purchaser to rescind or to be discharged form this contract, nor give either party any cause for action. (d) All measurements and distances are approximate. The electrical, drainage, water and heating installations have not been tested by the Agents. (The normal enquiries carried out by a purchaser's Solicitor and the type of inspection undertaken by a purchaser's Surveyor have not been carried out by the Selling Agents for the purpose of preparation of these particulars). Interested prospective purchasers are recommended to obtain an independent survey report on this property.

Environmental Issues    A detailed inspection and assessment of materials that may contain asbestos has not been carried out by the selling agents. Although a general reference to this material may have been made, we cannot confirm whether any of the buildings are constructed of other asbestos based materials, which may be visible, inaccessible or concealed. Prospective purchasers are advised to obtain their own specialist report in relation to this matter and other environmental issues. Asbestos is considered to be a hazardous material and should only be removed and disposed of by an approved contractor. Full details of regulations regarding asbestos and asbestos based products can be obtained from the Environmental Health Department of the Local Authority.

Health & Safety    The Auctioneers advise all prospective purchasers when viewing the property to take due care.

Detailed Particulars of The Vedw , Llanfairwaterdine, Knighton LD7 1TU.

The Farmhouse    Hardwood entrance door leads through to the

Reception Hall    Radiator.

Lounge 19'6" x 11'9" (5.94m x 3.58m). Centrally placed modern tiled fireplace incorporating an open grate with tiled hearth and mantle. Brass dimmer switches. Two radiators. Lovely views.

Dining Room 11'8" x 11'7" (3.56m x 3.53m). A feature inglenook style stone fireplace incorporating an enclosed sold fuel burner and fine oak panelled surround. Inset lighting. Recess display plinth. Useful storage cupboards to the one side with oak doors fronting. Picture window enjoying glorious outlooks across the Teme Valley. Radiator. Door through to the:-

Kitchen 16' x 8' (4.88m x 2.44m). Comprising of stainless steel double drainer sink unit with cupboards and drawers under. Useful range of fitted eye level units and corner display. Oil fired central heating boiler. Radiator.

Pantry    Including a cold meat shelf, ample fitted shelving and side window.   An easy rise staircase leads from the Reception Hall to the:-

Landing    Storage consisting of wardrobe, cupboard with shelving, storage over.

Bedroom 1 12'2" x 8' (3.7m x 2.44m). Picture window with outlooks across pasture. Radiator.

Bedroom 2 11'7" x 10'8" (3.53m x 3.25m). Enclosed wardrobe. Radiator. Picture windows with glorious outlooks down the Teme Valley and across rolling countryside.

Bedroom 3 11'7" x 11'9" (3.53m x 3.58m). Picture window again taking advantage of the outstanding views. Radiator.

Bathroom 11'9" x 8' (3.58m x 2.44m). Having panelled bath H&C with shower unit and half tiled surround. Pedestal wash hand basin H&C with splashback, mirror and light over. Low level WC flush. Radiator. Airing cupboard incorporating a hot water cylinder, slatted shelving and hot water immersion heater.

Attic 29' x 15' (8.84m x 4.57m). Secondary staircase leads off the main landing to excellent attic storage providing the space for further sleeping quarters.

Original Stone Cellar 7'8" x 10'7" (2.34m x 3.23m). Strip light, access from the main hallway.

Large Utility/Conservatoryl /Stable. Overall measurements 26' x 8' and 13' x 10'. Providing useful storage and an ideal subject as a new kitchen or kitchen extension (subject to any necessary consents). Deep Freeze Room of 10'1" x 8'2" with power point and ceiling light. Coal Storage.

Cloakroom    With WC flush, hand basin H&C.

Outside    The Vedw is approached off a tarmacadam roadway to a private driveway which leads up to a dual access; one leading to the farmbuildings and the other to the drive for the main residence. A large parking area will be found and double garage 19' x 17'.

Gardens    The front garden is mainly laid to lawn and also incorporates a selection of ornamental trees and bushes with flower and herbaceous borders flanking, the boxed hedge separating a further terraced lawn, all of which take advantage of the tremendous outlooks down the Teme Valley. To the side of the property there is a lawn. Flagged path leads around the side to the rear where a further lawn is found and a fuel storage area. Beyond are open pastures which all enjoy breathtaking outlooks.

Farm Buildings

Portal Frame Workshop & Store 30' x 30' (9.14m x 9.14m). Concrete block walls with corrugated iron roof.

Lean-to Wainhouse 30' x 15' (9.14m x 4.57m). Open both ends. Steel frame with corrugated iron roof.

Large Traditional Buildings 85' x 15' (25.9m x 4.57m). Comprising Cow House to tie 8 with calves cot, Hay Barn etc. Renovated under ESA. Constructed of stone under a slate roof with timber cladding.

Dutch Barn 60' x 20' (18.3m x 6.1m).

Adjoining Lean-to Cattle Shed 60' x 20' (18.3m x 6.1m).

Vendors Solicitors    Mr Giles Scott of Gabbs Solicitors,14 Broad Street, Hereford HR4 9AP.

Viewing    Strictly by prior appointment with the agents - McCartneys LLP, Wylcwm House, Knighton, Powys LD7 1AE Tel: 01547 528621

The Land    In all this amounts to some 9.02 hectares (22.28 acres) and is more particularly described in the following Schedule. All the fields are laid to pasture several of which are suitable for mowing. As will be evident from inspection the whole is in good heart and the enclosures are suitable for a variety of purposes and ideally compliment the house and buildings. Water for livestock is currently provided by means of a main source which is at the homestead. NG No.                   Hectarage 4161                         1.72 2148                         1.05 3147                         0.80 2642                         0.68 1937                         0.71 1631                         0.36 2533                         0.56 3234                         0.55 4042                         1.98 3735                         0.38 3627                         0.59                                  9.38 hectares                                 23.17 acres