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Llanbister, Llandrindod Wells, Powys, LD1
Guide price £875,000 | 5 bedrooms | 77.7 acres

* 5 Bedroomed Farmhouse
* Splendid Farmhouse Kitchen
* Sun Room
* Cellar
* 4 En-suite Bathrooms
* Self-contained Studio Cottage
* Well tended Gardens & Grounds
* Modern & Traditional Buildings
* 77.70 acres
* Ideal B&B opportunity

Foreword
McCartneys are delighted to have instructions to sell by private treaty this unique and delightfully situated property comprising a character farmhouse, a studio cottage, traditional & modern farm buildings together with in all some 77.70 acres of land. Situated just off the Rhosfallog Common, Cwmllechwedd Fawr is accessed off a private drive overlooking the property. Cwmllechwedd Fawr lies in beautiful unspoilt countryside together with peace and tranquility, which makes every day living a pleasure. The property is offered as a whole or in two lots as described below.

Directions
From Knighton take the A483 towards Penybont, taking a right turn for Llangunllo onto the B4356 road. Pass through Llangunllo village and travel for 7 miles. After crossing a cattle grid fork right for Llanbadarn Fynydd and Cwmllechwedd Fawr is found on your right 1/3 mile on. From Llandrindod Wells take the A483 road for Newtown. Take the right turn at Llanbister village and follow the road over the common and down to the chapel on your left. Take a sharp turn back left for Llanbadarn Fynydd and the porerty is found on your right after 1/3 mile.

Tenure
Is Freehold.

Possession
Vacant possession available on 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 & Fittings
Only Fixtures & Fittings mentioned in these particulars are included with the sale of the freehold. Any others are expressly excluded.

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

Timber
All growing timber is included within the sale.

Services
Mains electricity, private water supply and private septic tank drainage. There are solar thermal panels for hot water on the house and cottage roofs. There 16 PV solar panels on the new barn for electricity.

Basic Payment Scheme (BPS)
The vendors have claimed under the Basic Payment Scheme (BPS) before 15th My 2015 on forage land. Lot 1 - 7.7 acres Lot 2 - 70 acres. The relevant number of BPS entitlements will be transferred to the purchcaser on completion of the property. The 2015 payments will stay with the vendors and the purchaser will need to submit a BPS claim in 2016. The successful purchaser will be required to comply with the current cross-compliance regulations for the 2015 BPS scheme year. Further details from the selling agents. The farm is not in any Environmental schemes.

Local Authority
Powys County Council, County Hall, Spa Road East, Llandrindod Wells,, Powys LD1 5LG Tel: 01597 826000

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 satisified 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 purpose of identification only and is based on the Ordnance Survey sheets.

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 un-declared. There are agricultural rights of way through the property to agricultural land.

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.

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.

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.

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

Vendors Solicitors
Mr David T Lloyd of Margraves Solicitors, Old Court Chambers, Spa Road, Llandrindod Wells, Powys LD1 5EY

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

Opening Hours
Mon-Fri: 9.00am - 5.00pm Sat 9.30am - 12.30pm

Detailed Particulars of


Cwmllechwedd Fawr,
Llanbister, Powys LD1 6UH

History
Cwmllechwedd means Quarry Valley. A model farm built circa 1810 it was one of the first brick houses in the area. The bricks were made on site and there are traces of the kilns still visible in one of the fields. Being the main house of what was an estate, the present house was built by George Edward Meredith to whom there is a monument in Llanbister church. He collected the tithes for the vicar of Llanbister and taking his cut he was able to have a high status house and farm buildings. When built the house was so up to date it literally had running water through the kitchen. It replaces a much earlier building part of whose walls are incorporated in the lower barn. The bridle way whcih runs through the farmyard is one of the many drovers roads that led from the cantriff of Maelienydd over the hills to Shropshire. The property adjoins the Radnorshire Wildlife trust Tylcau Hill reserve.

THE FARMHOUSE



Entrance door through to the:

Reception Area
With stone flagged floor, radiator, pine door to the right allows access to:

Superb Dining Hall
6.17m x 4.20m (20'3" x 13'9")
Wide brick fireplace with inset wood burner having slate hearth. Flagged flooring throughout. Radiator. Two sets of French doors onto open veranda. Staircase to first floor. Throughway to the:

Sitting Room
6.93m x 3.45m (22'9" x 11'4")
With inset enclosed multi fuel burner. Oak flooring, radiator and double French doors to either gable, one also leading onto the open veranda. Double doors allow access to the:

Sun Room
5.20m x 3.23m (17'1" x 10'7")
Feature vaulted ceiling, exposed rustic brick work, three sets of French doors and double glazed throughout. Welsh slate floor and radiator.


From the dining Hall, passage way leads through to a:

Scullery/Utility Room
3.76m x 3.28m (12'4" x 10'9")
With a range of fitted units with tiled work surface over, planned space for automatic washing machine and dishwasher, flagged floor, secondary staircase to first floor. Useful under stairs storage.

Cloakroom
With WC, hand basin and radiator.


Accessed from the preparation room, return door to the reception and throughway to the:

Splendid Farmhouse Kitchen
6.32m x 5.03m (20'9" x 16'6")
Feature wide brick fireplace incorporating an Aga triple cooking range set on raised quarry tiled hearth. A range of fitted units with tiled work surfaces over, radiator, exposed ceiling timbers, double glazed stable type door to gardens and door to utility.

NOTE
Accessed from the outside there is a door through to the oil fired central heating boiler.

Dairy/Pantry
2.74m x 2.34m (9' x 7'8")
Fitted base units, salting slab, flagged flooring.

First Floor Landing
As previously stated there is an antique wide staircase to first floor landing. Polished natural wood flooring, radiator and window with exceptional views. Enclosed storage housing heat store hot water system.

Bedroom One
4.57m x 3.66m (15' x 12'0")
Radiator, window with fabulous views.

Ensuite
A spacious room having panel bath, shower unit over, hand basin, bidet, and WC flush.

Bedroom Two
4.42m x 4.06m (14'6" x 13'4")
Enclosed wardrobe, radiator and window with splendid outlooks.

Ensuite
Again a spacious room having panel bath, hand basin, WC, bidet and radiator.


Accessed from the main landing area there is a second landing, secondary staircase.

Bedroom Three
6.55m x 5.10m (21'6" x 16'9")
Windows to two gables, one overlooking the gardens, two radiators and exposed ceiling timbers.

Ensuite
3.70m x 3.35m (12'2" x 11')
Again particularly spacious with panel bath, shower attachment, low level WC, vanity wash basin and bidet. Enclosed storage. Ladder towel rail.

AGENTS NOTE
Within the second landing there is enclosed storage with solar heating system also incorporating the full heating system.


Third staircase then leads up to third floor with:

Bedroom Four
4.95m x 3.66m (16'3" x 12'0")
(Taken half way to under eaves)Velux roof lights, half the room window and radiator. Door to:

Ensuite
Fully tiled shower cubicle, hand basin, WC, ladder heater and access to the most easeful under eaves storage. Door then leads through to:

Interconnecting Bedroom Five
4.62m x 3.28m (15'2" x 10'9")
Velux roof light, radiator and attractive half-moon window. Access to useful under eaves storage.

Cellar
6.70m x 3.40m (22' x 11'2")
Stairs lead down to a good dry cellar- salting slab, electrics and lighting, Belfast sink unit. Ample room for Fridge freezer etc.

Open Fronted Veranda
10.06m x 2.13m (33'0" x 7')
Running across the whole of the front elevation a most attractive open fronted veranda. Here one can sit out and overlook the lovely well-tended gardens and superb dramatic and undulating countryside beyond. Beyond the Veranda there is a further sun terrace. Steps leads down to a self-contained studio.

SELF CONTAINED STUDIO
COTTAGE
Which would provide accommodation (subject to the necessary consents)

Open Plan Sitting Kitchen
5.61m x 5.51m (18'5" x 18'1")
Vaulted ceiling, oak flooring, exposed stone fireplace with inset wood burner.

Kitchenette
With a range of fitted units, work surface, tall unit.


Open tread oak staircase upto:

Open plan Bedroom
4.17m x 2.62m (13'8" x 8'7")
Velux roof light, window. Open plan and overlooking the living/ dining area with vaulted ceiling.

Gardens and Grounds
Leading down from the open fronted veranda and sun terrace there are lovely formal gardens offering a well-tended pleasure lawn flanked on both sides by well stocked flower, shrub and rose borders. Shaled footpath leads down to the right hand side with a decked sitting area. These gardens take advantage of some really quite amazing views. Off these formal gardens a yew hedge with archway leads through to private orchard area which is mown and has a selection of flowers and daffodils. Then on the top side further archway through Yew hedging to extremely large productive kitchen and vegetable garden section all having raised beds and an additional fruit section to the one side. There are lawned areas in between, footpaths meandering through. On the approach to the property there is a stream fed pond with a beautiful woodland garden area.This is a wildlife and human relaxation paradise area. The pond has fish and, in the spring, frogs and toads. There is also a pond to the rear of the buildings on through

Greenhouse
10.67m x 3.78m (35'0" x 12'5")
Cultivated grape vine and raised beds.


In all, these gardens provide a real feature of this rather special and unique residence.

Council Tax
Band G - £2,099.52 2015/16

THE FARMBUILDINGS
There is electricity to all the buildings with the exception of the lower barn. Adjoining the Farmhouse:

Brick & Timber Garage
9.70m x 6.90m (31'10" x 22'8")
with concrete floor containing oil storage tank with stairs leading to

Workshop
6.90m x 2.20m (22'8" x 7'3")

Traditional Brick & Timber


Building
14.80m x 5.70m (48'7" x 18'8")
Part flagstone and part concrete with loft over part 1 Bay. Cattle barrier fitting.

Modern 4 Bay Steel Portal Frame


Livestock Building
21.30m x 7.20m (69'11" x 23'7")
with concrete floor and water tank.

Modern 2 Bay Steel Portal Frame


Storage/Fodder Building
12.00m x 7.30m (39'4" x 23'11")
Mass concrete walls to 1.7m. Profile box sheeted roof and sides. Sliding doors. There are 16 PV Solar Panels on the roof of this building.

Traditional Brick Wain House
5.70m x 4.70m (18'8" x 15'5")
with Granary above. Stairs to Granary located outside. Adjoining

Former Brick Cow House
10.90m x 5.70m (35'9" x 18'8")
adjoining

Former Brick Calfs Cott
5.70m x 3.70m (18'8" x 12'2")
with stone cobbled floor. Located by the Pond, Garden, Stream and Wildlife area a

Traditional Brick, Timber &


Corrugated Building
14.80m x 5.50m (48'7" x 18'1")
Some remains of stone walls believed to be the former farmhouse. Former Cattle Shed with loft over.

THE LAND


Lot 1
In all this amounts to 7.70 acres. This includes a pasture meadow field of 3.40 acres and a 1.75 acre woodland planted with ash, oak and sweet chestnut in 1986. The 3.40 acre meadow was drained in 2014. The house, buildings, garden and pond areas making up the remaining areas as shown in the schedule below:

Schedule
SO1375 5411 0.14 Lane SO1375 6316 0.55 House, Buildings & Gardens SO1375 5615 0.34 Buildings, Stream, Pond & Gardens SO1375 6626 0.71 Broadleaf Woodland SO1375 7320 1.38 Meadow Pasture 3.12 ha 7.70 acres


Extra land from Lot 2 could be put with Lot 1 if prospective purchasers wish to enquire about this.

Lot 2
Lot 2 will be accessed over a right of way over Lot 1 through field numbers SO1375 5411 and SO1375 6316, if sold separately. Lot 2 comprises 70 acres of well watered pasture and woodland. Approximately 18 acres of land is suitable for mowing for hay or silage. A stream runs through the south western fields being a good source of drinking water for livestock. The other fields all have access to water via natural sources or spring fed tanked supplies. There are 8 woodland areas and the description of trees is shown in the schedule below. The land runs from some bottom ground up to the mowing fields. Field number SO1375 4921 was drained in 2014. The land is described in the following schedule:

Schedule
SO1275 99321.09 SO1375 01370.22 Woodland SO1375 05381.16 SO1375 12260.32 Alder Woodland SO1375 14192.68 SO1375 16611.41 Oak Woodland SO1375 18311.46 SO1375 19411.72 Mixed Oak, Ash, Larch & Spruce Woodland SO1375 20350.17 SO1375 21310.01 SO1375 21552.30 SO1375 28230.57 SO1375 29140.28 Oak Woodland SO1375 30580.05 SO1375 32260.53 SO1375 32383.55 SO1375 35200.42 SO1375 36080.44 SO1375 40472.63 SO1375 42111.88 SO1375 43270.40 Ash & Sycamore Woodland SO1375 43601.62 SO1375 45100.05 SO1375 49211.45 SO1375 49360.26 Woodland SO1375 51501.66

 

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