New House Farm,
SOLD subject to contract
Estimate in excess of £180,000
The property enjoys a pleasant semi-rural location backing onto farmland in the popular village of Staunton-on-Wye with its various facilities, the village itself having easy access to the main A438 Hereford/Brecon road. A Detached Former Barn at present comprising a first Floor two-bedroomed Apartment subject to an Agricultural Occupancy Condition, ground floor Stores and adjacent single storey Buildings providing Loose Boxes, Agricultural Store, Garden Room and Garage, with potential for the creation of further accommodation (subject to any necessary consents), level gardens with driveway, in all about ½ an acre.
This property is situated close to the village centre of Staunton-on-Wye, which has several amenities close at hand including a Primary School, a Church, a Doctors’ Surgery, a Public House, a Village Hall and the nearby Oakchurch Countrystore. The village enjoys a regular bus service and the important local centre of Hereford is about seven miles distant with its diverse range of amenities.
is constructed of stone and block-work, the upper elevations being timber clad, standing under a tiled roof. The existing accommodation, which has off-peak electric heating and partial double glazing installed comprises
External metal steps up to,
On the First Floor:
Raised timber Deck/Platform, 11'2' x 10'8"
with a small-pane, fully glazed entrance door to the accommodation which comprises:
LIVING AREA KITCHEN/BREAKFAST ROOM 10’8” x 9’9”
of open plan form but consisting of area with exposed timber framing and lofty ceiling, fitted carpet, stainless steel sink unit with Oak grain finish, electric cooker panel, one double power point and one double wall-light point.
Fully glazed double doors to
LOBBY, 7’6” x 3’11”,
in turn giving access to a
SHOWER ROOM 6’2” av. x 5’7”
with Avocado coloured suite comprising wall-mounted wash hand basin (h & c), low flush w.c., free-standing shower cubicle with Mira electric shower, shower rail and curtain. Louvre doored Airing Cupboard with “Hyco” electric water heater and fitted slat shelving.
From the Kitchen area, the room is open into the main
LIVING ROOM 18’4” x 9’9”
which has exposed timbers and roof trusses, front and rear aspects, fitted carpet, night storage heater, one double wall-light point and two double power points.
BEDROOM (1) 9’5” x 8’10”
with fitted green carpet, night storage heater and one single power point. There is separate access and currently also a wide Timber archway through to:
BEDROOM (2) 9’6” x 9’
with fitted green carpet, night storage heater, one double wall-light point and one single power point.
On the Ground Floor: there are currently three rooms, each having separate access via half-heck/stable style doors. These comprise a
UTILITY/CLOAKROOM 14’10” x 8’5”
having a concreted floor, a plywood ceiling, an exposed stone wall, pedestal wash hand basin (h & c), low flush w.c., and plumbing for an automatic washing machine. Electricity meter and trip-board. One double power point.
STORE ROOM 15’9” x 9’3” av.
with concreted floor and concrete block-work wall to the rear, Further adjacent
STORE ROOM 15’3” x 9’2” approx.
with concreted floor and concrete block-work wall to the rear.
together with the converted barn form a range of connected outhouses of considerable length, in order consisting currently of a BEAST HOUSE, 25’3” x 16’1” with an internal height of 15’ 10” approximately to the apex. This building is of brick and block-work construction standing under an interlocking tiled roof, having a concreted floor and divided internally by block-work walls to provide two Loose Boxes and a smaller Feed Store. There is a small sink with a wall-mounted electric water heater, one single power point and a cold water tap. Electricity trip box. STORAGE BARN, 20’5” wide x 17’2” with an internal height of 15’ approximately to the apex, of brick and stone construction under a tiled roof and having a concreted floor. This building is accessible via two stable-type access doors and has electric light and window openings to the rear.
GARDEN ROOM 13’1” x 12’5”
of brick and block-work construction under a tiled roof and with a glazed, small-pane entrance door, solid floor having fitted carpet, exposed beams, one single power point and uPVC framed front window. Adjacent GARAGE, 24’ x 13’10” built of stone and brick under a tiled roof, formerly a Cow Shed, having timber double doors and fluorescent lighting.
The property; which stands in virtually level gardens extending to about ½ an acre; principally down to grass, has two vehicular entrances off the roadside, the main entrance with a concreted apron/driveway gives access to the dwelling and adjacent buildings and there is ample room for parking. Adjacent is a level lawn with Silver Birch trees as well as various shrubs including Hydrangea and Buddleia. Whilst the majority of the ground is located to the front of the range of buildings, there is access from under the verandah to a small rectangular area of rear garden, which is gently sloping and down to grass enclosed on two sides by hedges, a public footpath is understood to pass close to the back of the building across this area.
Mains electricity and water are connected. Drainage is understood to a septic tank and soak-away. Night storage heating is installed. Telephone (subject to British Telecom transfer regulations). None of the services nor any of the fixtures and fittings included in these sales particulars has been tested.
AGRICULTURAL OCCUPANY RESTRICTION
New House Farm was granted planning permission in 1982 for conversion of the 1st floor of the existing farm building to form an agricultural workers' apartment, application 82/550. Special conditions attached to the granted consent included “The occupations of the dwelling shall be limited to persons employed or last employed in agriculture as defined in Section 290 (1) of the Town and Country Planning Act 1971, or forestry, or the dependants of such person residing with him (but including the widow or widower of such a person)”. The condition applied to New House Farm which specifically restricts the occupancy of this dwelling to people whose employment is in agriculture.
RIGHTS OF WAY, EASEMENTS, WAY-LEAVES, ETC.
The property is sold subject to and with the benefit of any rights of way, easements, way-leaves, etc., which, if any exist, are fully descried and detailed in the Special Conditions of Sale and Contract available for inspection either at the Auctioneers' Offices or at the offices of the Vendors’ Solicitors, both during normal office hours, during the week prior to the auction. (They will not be read at the auction). The auctioneers reserve the right to bid on behalf of the vendors up to the reserve price, if any. The purchaser will be required to pay a 10% deposit at the Auction with the balance of the monies due within 28 days. The Vendors reserve the right to sell the property before the auction and to withdraw the property without declaring any reserve price.
As a result of anti-money laundering legislation, all persons intending to bid for the property at the Auction, should bring with them the following documentation, Photo I.D. such as a Passport or a Driving Licence and Residential I.D. such as a current Utility Bill.
Vacant Possession will be given upon completion.
Strictly by appointment with the sole agents, who will meet interested parties at the property.
The property is best approached from Hereford by taking the A438 from Hereford towards Brecon, after approximately seven miles, and just before the Portway Inn, take the turning right signposted "Staunton-on-Wye", after about ½ a mile, turn left towards the village centre, and the property will be found on the right hand side, indicated by a flag board. The postcode of the property is understood to be HR4 7LW but this may not take you directly to the door, however there is a “for sale” board visible from the roadside.
Nigel Ward & Co. give notice to anyone reading these Particulars as follows:
a. These Particulars are prepared for the guidance only of prospective purchasers and are intended to give a fair overall description of the property.
b. Any area measurements referred to, are approximate only.
c. The descriptions contained herein are used in good faith as an opinion and not by way of statement of fact.
For further details or to arrange a viewing please telephone our office on 01981 240140