Property Details

Sole Agents: Solicitors:
McCartneys LLP E A Davies
Wylcwm House Woodland Davies Partnership LLP
Knighton, Powys LD7 1AE 18 Castle Street
Tel: 01547528621 Hay on Wye
Fax: 01547 529559 Herefordshire HR3 5DF
email: knighton@mccartneys.co.uk Tel: 01497 820406
Builth Office: 01982 552259 Fax: 01497 821269
Fax: 01982 552793
email: builth@mccartneys.co.uk

NEUADDHEN, MAESMYNIS, BUILTH WELLS, POWYS

McCartneys have been favoured with instructions from Mrs J Lewis to offer for sale by formal tender the productive livestock holding known as Neuaddhen.

Complementing some 333 acres of productive pasture land and woodland a centrally located Stone Farmhouse together with a good range of modern farmbuildings. In addition there is the added benefit of Hill Grazing Rights attached to 250 acres of Neauddhen for 251 Sheep to graze the adjoining Moelfre Common.

Neuaddhen lies some 2½ miles from the market town of Builth Wells which is renowned for hosting the Royal Welsh Show at its prestigious site on the town outskirts. Located approximately 20 miles within the Welsh Border the farm occupies a convenient and picturesque location with outstanding views.

The farm can be purchased as a whole or in the following three lots:-

LOT 1

NEUADDHEN FARMHOUSE & BUILDINGS AND 43.37 HA (107.17 ACRES)

Entrance Hall - With glazed panel external door, doors to utility, shower room and;

Sitting Room - 4.7m x 4.6m max - Offering wood burning stove, TV aerial, bay window to front with panoramic distant views, door to Living Room, open walkway to

Kitchen /Dining Room – 5.6m x 2.7m - Offering fitted base and wall cupboards, breakfast bar, 1 ½ bowl sink, oil fired Rayburn – providing hot water and cooking, Airing Cupboard housing hot water cylinder, 2 windows to rear, door to;

Walk-in Pantry - 2.8m x 1.6m - With stone slab, extensive cupboards and shelving, window to rear.

Utility/Catering Kitchen - 3.7m x 3.4m - Twin bowl stainless steel sink unit and preparation table. Fully tiled walls and floor

Shower Room - 2.9m x 1.7m - With shower, WC, wash basin, heated towel rail, plumbing for washing machine, window to front.

Living Room - 9.1m x 3.9m extending to 5.6m - With impressive stone fireplace, bread oven, stone slab hearth and timber lintel. 2 radiators, exposed stone walling and timberwork, TV aerial, 2 windows and external door to side, bay window to front. Staircase to;

FIRST FLOOR

Landing with radiator, exposed stonework, timber beam, hatch to loft space, door to loft space over single storey extension. With further extension this loft space could provide additional bedrooms etc. depending upon purchasers requirements (subject to gaining any statutory permissions as necessary).

Bedroom 1 - 4.5m x 3.1m max - Plus fitted wardrobe. Radiator, window to side.

Bedroom 2 - 3.2m x 2.9m - With fitted wardrobe. Radiator, window to side.

Bedroom 3 - 2.5m x 2.4m - Plus fitted wardrobe. Radiator, window to side.

Bedroom 4 - 2.5m x 2.0m - Plus storage recess. Radiator, window to side.

Bathroom - 2.5m x 2.2m max - Offering bath, fitted cupboards, vanity wash basin, WC, mirror with lighting over, radiator, tiled splash backs, window to side.

OUTSIDE

To the front and sides of the house are a lawned area, flower beds and shrubs. A sweeping tarmac drive with ironwork gates and wooden railings leads from the yard into the farmhouse. To the rear of the property is a paved yard surrounded by attractive stone walls.

An oil-fired boiler is situated to the rear of the property providing central heating and hot water to the house.

A large vegetable garden lies within NGP field no. 3441 adjacent to the farmbuilding.

FARM BUILDINGS

As shown on the farm building plan:-

A - LIVESTOCK BUILDING 140’ x 70’ – Steel Portal Frame with central feed passage, concrete floor and pen divisions for winter sheep housing to part.

B - SHEEP HANDLING UNIT – Adjoining the above livestock buildings is a concrete yard to include sheep handling yard race, dipping bath and circular pen.

C - FODDER BARN 75’ X 24’ – Steel Portal Frame

D - LIVESTOCK BUILDING 120’ x 85’ – Double Span Steel Portal Frame Cattle Building with central feed passage and lean to’s on either side. One lean to contains a workshop/garage adjacent to the farmhouse.

E - LIVESTOCK BUILDING – 115’ x 33’ – 10 Bay Dutch Barn Cattle yard with concrete block walls and concrete based overhand yard with cattle feed barriers.

G - POLYTUNNEL 88’ x 23’ – Presently used for growing vegetables, plants, bulbs and flowers but could be used a winter sheep housing. Concrete floor. Adjoining concrete yard.

THE LAND
The homestead together with the land lies within a ringfence and can be approached by way of the farm drive which leads off the road to Maesmynis.

In all this totals some 107 acres (or thereabouts) of excellent bottom pasture land suitable for mowing or grazing. The land lies south and west of the farm homestead running from 650ft up to woodland at 1100ft above sea level. All of the land is laid to permanent pasture with the exception of plantations including Douglas Fir and Sitka Spruce together with Oak woodland. If sold as a separate lot the land will all be watered by mains water. A pond lies within NGP field No. 3564 which is an attractive habitat.

A proportion of the Hill Rights will be sold with Lot 1 and if sold as a separate lot a right of access across Lot 2 will be reserved.

SCHEDULE
Field No. Description Land Status Hectares
7161 Pasture IS 3.56
6148 Farm Drive 0.20
5158 Pasture IS 5.36
3564 Pond IS 0.43
2969 Pasture IS 1.45
3154 Pasture IS 4.09
3841 House & Buildings 0.71
3043 Pasture IS 0.65
2342 Pasture IS 0.80
9546 Pasture IS 5.92
0141 Woodland IS 2.13
9927 Woodland IS 1.20
7104 (pt) Woodland IS 9.76 (est)
7523 Pasture IS 0.35
6423 Pasture IS 6.10
5644 (pt) Pasture IS 0.35 (est)
5336 (pt) Pasture IS 0.46 (est)
43.52 Ha
(107.53 Acres)

LOT 2

176.50 ACRES OF LAND AT NEUADDHEN, BUILTH WELLS

The land contained within this Lot is some excellent undulating pasture land running from 780ft above sea level to some upland pasture land at 1300ft above sea level. Much of the lower pasture land can be mown. The land is joining the Moelfre Hill, for which a proportion of the Hill Grazing Rights will pass with the sale.

The land is watered via a spring in NGP field No. pt 7104 and fed to a reservoir in NGP field No. 9373 and then to tanks so that all pasture fields have a water supply. The spring solely supplies the area of land contained within Lot 2.

Entrance to this land would be via a new fenced access running through NGP field Nos. 5644 and 5336 past the rear of Neuaddhen homestead. Some of the land can also be accessed via the road to Maesmynis.

It is contained within the following schedule:-

SCHEDULE
Field No. Description Land Status Hectares
pt 5644 Pasture IS 0.17 (est)
pt 5336 Pasture & Woodland IS 1.00 (est)
5224 Pasture IS 4.32
1732 Pasture IS 5.73
1318 Woodland IS 1.75
4107 Pasture IS 8.74
1203 Pasture IS 6.52
pt 7104 Woodland IS 0.50 (est)
8394 Pasture IS 12.91
9373 Pasture IS 8.23
2188 Pasture IS 4.86
5900 Woodland IS 2.78
5884 Pasture IS 4.78
2971 Pasture & Woodland IS 7.55
3957 Pasture IS 1.59
71.43 Ha
( 176.50 Acres)

LOT 3

GARTHYFELIN, MAESMYNIS, BUILTH WELLS

This useful block of grazing ground is located just to the east of Lots 1 & 2. Self contained within a ring fence the property is bordered by a council maintained by road on two sides which provides ease of access. The land runs from 620 ft to 720 ft above sea level and is all laid to pasture. The building situated near the road in NGP field no. 8706 is suitable for livestock handling or housing.

The land is watered via a mains water supply and if sold as a separate lot a new water meter will have to be installed by and at the purchasers expense.

Planning permission for an Agricultural Dwelling was granted in 1978. This subsequently has lapsed however if Neuaddhen is sold as a whole a second dwelling may be a possibility. Please check with Powys County Council for details of planning policy (TAN 6).

FARM BUILDING -

LIVESTOCK BUILDING 75’ x 24’

SCHEDULE
Field No. Description Land Status Hectares
8706 Pasture & Building IS 0.13
8913 Pasture IS 4.05
1120 Pasture IS 4.83
9031 Pasture IS 3.31
0741 Pasture IS 3.46
9052 Pasture IS 4.14
19.92 Ha
(49.22 Acres)

GENERAL REMARKS AND STIPULATIONS
SITUATION
Neuaddhen is located 2 ½ miles south west of Builth Wells off the Builth to Maesmynis B Road. Please refer to the printed Location Plan.

DIRECTIONS
From Builth Wells proceed through the town on the A483 and take the left hand turn opposite The Greyhound Hotel on the hospital road. After 1 mile take the turn left for Maesmynis and follow the road until you reach Neuaddhen on your right.

TENURE
Is Freehold

POSSESSION
Vacant possession available upon completion

INGOING
The property is sold free of any ingoing, with the exception of any central heating oil at the Farmhouse. The successful purchaser of Lot 1 will be required to take to this at valuation. Such valuation to be prepared at the date of completion by the vendors agents. No counter claim will be allowed for dilapidations (if any) or any other matter whatsoever.

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

SPORTING RIGHTS
The Sporting Rights are reserved out of the property. Further details from the Agents.

TIMBER
All growing timber is included in the sale.

COUNCIL TAX
The Farmhouse is Council Tax Band F
Council Tax payable to 2007 – 2008 is £1,412.46

SINGLE PAYMENT SCHEME
There are no Welsh Single Payment entitlements for sale with the holding.

Purchasers can use the land to claim Single Payment by 15th May 2008, if they hold appropriate Welsh Single Payment entitlements.

SERVICES
Lot 1
Mains Electricity, Mains Water and Septic Tank Drainage to the Farmhouse and Buildings.
Lot 2
Water by means of a spring in NGP field No. pt 7104 is fed to a reservoir in NGP 9373 to feed all pasture land with this lot.
Lot 3
Mains Water supply. A new Water Meter would need to be fitted at the purchasers cost.

If the farm is sold as a whole the Farmhouse and Buildings can be watered from the spring named in Lot 2 above and if required also use the mains as a back up system.

LESS FAVOURED AREA
Land Status is shown individually against each field. IS is ‘Wales Severely Disadvantaged LFA land’. Land classified as IS is eligible for payments under the ‘Tir Myndd’ scheme providing the appropriate rules are met.

HILL RIGHTS
Pertaining to land within Lots 1 and 2 are Hill Grazing Rights for 251 Sheep over the whole of the adjoining Moelfre Hill. The Right of Common is contained in CL66 Entry No.6. If the Lots are sold separately Hill Grazing Rights will be liable to be apportioned between the Lots on application by the purchasers. The final decision as to the apportionment of Common Rights rests with the Commons Registration Authority at Powys County Council. Provisional indications suggest that Lot 1 will be eligible for rights for 81 sheep and Lot 2 for rights of 170 sheep. A reserved right for the purposes of driving livestock to and from the Moelfre Hill by foot together with a right to transport such animals with a 4 wheel drive vehicle and trailer over Lot 2 will be made to the purchaser of Lot 1.

If Lots 1 and 2 are sold as a whole, all Hill Grazing Rights for the 251 sheep on Moelfre Hill will be transferred with the land.

There are no Hill Grazing Rights attached to Lot 3.

LOCAL AUTHORITIES
Powys County Council, County Hall, Llandrindod Wells, Powys. Tel: 01597 826000

AGRICULTURAL MATTERS
National Assembly for Wales, Government Buildings, Spa Road East, Llandrindod Wells, Powys LD1 5HA. Tel: 01597 823777

PLANS, AREAS AND 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. A plan showing responsibility for boundary hedges/fences is included within these particulars.

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. It should be noted that a Mains Water Easement runs through NGP field No’s. 8913 and 1120 which was granted in 1977.

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.

METHOD OF SALE
The Farm is offered for sale as a whole or in 3 Lots by Formal Tender.

Formal Tenders (which will constitute a contract of sale on the part of the purchaser/s) are to be received in writing at the Vendor’s Solicitor’s offices on their prepared documents no later than 12 noon Tuesday 19th March 2008. Formal Tender Contract Packs are available from the vendors solicitors office at a cost of £20 (inclusive of VAT) per pack and can be ordered on 01497 820406.

Envelopes to be marked ‘Private and Confidential’ and ‘Tenders for Neuaddhen, Maesmynis, Builth Wells, Powys LD2 3HP’

VENDORS SOLICITORS
Woodland Davies Partnership LLP
18 Castle Street
Hay on Wye
Herefordshire
HR3 5DF

All enquiries of a legal nature should be addressed to Mrs E A Davies.

VIEWING
Strictly by prior appointment with the agents – McCartneys LLP, Wylcwm House, Knighton, Powys LD7 1AE Tel: 01547 528621 or Miss Jenny Layton Tel: 07867 522859