Property Details

Joint Selling Agents:-
McCartneys, Wylcwm House, Knighton, Powys LD7 1AE
Tel: 01547 528621 FAX: 01547 529559
email: knighton@mccartneys.co.uk

Normal Lloyd, 16 Broad Street, Newtown, Powys SY16 2NA
Tel: 01686 626496 FAX: 01686 629159
email: office@newtown.normanlloyd.com

Solicitors:-
Norris & Miles, 6 Market Square, Tenbury Wells, Worcs WR15 8BW
Tel: 01584 810575 FAX: 01584 811759
email: post@norrismiles.co.uk

AUCTIONEERS FORWORD
McCartneys and Norman Lloyd are delighted to be favoured with joint instructions to offer for sale this unique and attractive small farm comprising farmhouse, farmbuildings and in all some 64 acres (or thereabouts).

Occupying a fine elevated and secluded position with lovely views of the surrounding border countryside the property has much to commend it to interested parties. Not least the fact that it is being offered as a whole. Prospective purchasers are given a prime opportunity to purchase a sound livestock rearing holding in its entirety.

GENERAL REMARKS AND STIPULATIONS
Situation
The Rock House is located ½ mile east of the village of Llangunllo. The holding lies adjacent to the council maintained by road and the homestead is approached by means of a private driveway.

The market town of Knighton lies some 6 miles to the east whilst the historic former Radnorshire county town of Presteigne lies some 9 miles to the south east. The county town of Llandrindod Wells is located some 16 miles to the west.

Directions
From Knighton proceed west on the A488 (Penybont main road). After some 3½ miles turn right for Llangunllo. Continue towards Llangunllo and just before entering the village turn right and The Rock House will be found after ¼ mile on the left hand side.

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.

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

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

Timber
All growing timber is included in the sale of the timber.

Council Tax
The property falls within Band ‘F’ for Council Tax purposes – 2008 /2009 payment - £1,452.01.

Single Payment
No Entitlements are available with the farm.

Services
Private water supply from Borehole. Mains electricity. Septic Tank Drainage.

Less Favoured Area
The Rock House is located within a Less Favoured Area and is classified as Severely Disadvantaged. The land is therefore eligible for payments under the present “Tir Myndd” scheme providing the appropriate rules are met.

Tir Gofal
The Rock House is currently entered into the Tir Gofal Scheme. The farm is currently in year 4 of the agreement and the agents are informed that there is a break clause which can be triggered at the end of year 5. For further information contact Huw Lewis at NAW (Tel: 01597 823777).

Local Authorities
Powys County Council, County Hall, Llandrindod Wells, Powys. Tel: 01597 826000

National Assembly for Wales, Government Buildings, Spa Road East, Llandrindod Wells, Powys. Tel: 01597 823777 – Agriculture Matters.

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 himself 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
There will be an uplift clause on a small portion of NG 5906 which lies adjacent to the outskirts of the village. Further particulars of this aspect are available from the joint selling agents. 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 or 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 from 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.

Viewing
Strictly by prior appointment with either of the agents –
McCartneys Tel: 01547 528621
Norman Lloyd Tel 01686 626496

DETAILED PARTICULARS OF ROCK HOUSE, LLANGUNLLO, KNIGHTON, POWYS

Panelled entrance door through to:

KITCHEN/BREAKFAST ROOM 20’ x 8’ (6.10m x 2.44m). Having exposed chimney breast with recessed Rayburn solid fuel cooking stove. Range of fitted units with cupboards and drawers having tiled work surface over. Complementary eye level wall units. Planned space for cooker. Window to front. Radiator and ceramic tiled floor.

UTILITY ROOM 13’ x 6’ (3.96m x 1.83m). Sink unit H&C. Work surface with ample room for auto washer, tumble dryer, fridge etc. Shelving and cupboards.

Door from Kitchen down to the most useful:

CELLAR 11’ x 11’ (3.35m x 3.35m). Lighting, power pointing and side window.

Also off the Kitchen/Breakfast Room a well proportioned:

DINING ROOM 12’ x 12’ (3.66m x 3.66m). Window with outlooks across garden and countryside beyond. Window bench seat. Central feature of quarry stone fireplace having inset multi fuel burner, carved beam over. Exposed ceiling timbers and door to the:

RECEPTION. Within the reception, fine heavy panelled door. Staircase to first floor and return door to the Kitchen.

LIVING ROOM 14’ x 12’ (4.27m x 3.66m). Window bench seat and window with outlooks across garden and countryside beyond. Stone fireplace again featuring inset oil fired burning stove, set on slabbed hearth. Exposed timbering and recessed storage area.

From the reception, pine staircase leads up to a galleried first floor landing.

BEDROOM 1 14’ x 12’ (4.27m x 3.66m). Window overlooking woodland and countryside beyond.

BEDROOM 2 12’ x 12’1 (3.66m x 3.68m). Radiator. Window overlooking woodland and countryside beyond. Fitted wardrobe.

BEDROOM 3 13’ x 9’ (3.96m x 2.74m). Window overlooking gardens.

Off the main landing:

INNER LANDING with AIRING CUPBOARD having lagged cylinder, slatted shelving and immersion heater.

BATHROOM. Having suite with panel bath H&C, hand basin H&C, WC flush. Enclosed fully tiled shower cubicle with electric shower unit.

From the main landing a secondary staircase up to SECOND LANDING.

BEDROOM 4 10’ x 6’ (3.05m x 1.83m). AGENTS NOTE the measurements are taken to half way under the eaves. There is also a recessed area and velux roof light.
Useful under eaves STORAGE to two sides.

BEDROOM 5 12’ x 10’ (3.66m x 3.05m). Average maximum measurements taken to half way under the eaves. Two velux roof lights. Also useful under eaves STORAGE.

OUTSIDE
Surrounding the house are lawned pleasure gardens with a patio area and shrub borders. Hardstanding for vehicle parking at side of house.

THE FARMBUILDINGS
Located at the homestead are useful farmbuildings comprising 3 (No.) Bay Dutch Barn with Lean-To’s on both sides. The whole used for fodder and general storage and measuring 57’6” x 50’.
Further Lean-To at one end comprising Stabling and Loose Housing for livestock and measuring 57’6” x 16’.
Adjacent is a Sheep Handling Unit incorporating Dipping Bath, Race and Sorting Pens.

THE LAND
In all this amounts to some 64.2 acres (or thereabouts) and is more particularly described in the following schedule.

The Land is situated principally to the south and east of the homestead and the top land comprises some level enclosures which are mown in the summer with the remainder sloping downwards in a westerly direction towards Llangunllo village. Water for the farmhouse and for livestock is provided by means of a borehole with an electric pump that supplies water to a reservoir which is located in NG 8851. Water is then gravity fed back to the farmhouse and to water tanks which are located on the holding.

The holding has been actively farmed and is generally in good heart. Rock House Farm is a most desirable small farm located in wonderful unspoilt surroundings and is a prime opportunity for prospective purchasers.

SCHEDULE
Field No. Description Hectares Acres

8160 Pasture 1.73 4.27
8851 Pasture 1.33 3.29
9244 Pasture 1.41 3.48
6455 Pasture 2.35 5.80
7446 Pasture 1.46 3.61
5344 Pasture 0.13 0.32
5442 Pasture 0.06 0.15
4529 Pasture 1.39 3.43
5331 Woodland 1.63 4.03
7236 Pasture 5.03 12.43
6726 Pasture 0.93 2.30
6121 Pasture 1.22 3.01
8725 Pasture 1.31 3.24
9020 Pasture/Woodland 0.90 2.22
7215 Pasture 1.22 3.01
7911 Woodland 0.32 0.79
7409 Woodland 0.12 0.30
5906 Pasture 2.38 5.88
6297 Woodland 0.77 1.90
5540 Farmhouse and Buildings 0.30 0.74

TOTAL AREA 25.99 hectares 64.20 acres

Additional Pictures