Standwell

• Attractive 8 bedroom principal farmhouse
• 3 cottages generating rental income
• Extensive range of traditional and modern farm buildings
• Livery yard and outdoor arena
• 142 acres of productive arable land
• 68 acres of mowing and grazing land
• Well established amenity woodland and pond with sporting potential
• In all about 220 acres (89.03 hectares)
• For sale as a whole or in lots
• Corbridge – 7 miles • Hexham – 12 miles • Newcastle upon Tyne – 12 miles

INTRODUCTIONThe sale of Standwell offers an increasingly rare opportunity to purchase a mixed farm in an outstanding yet accessible location on the north side of the Tyne Valley. For residential buyers there is an attractive and well positioned family house with well proportioned south facing reception rooms, 5 first floor bedrooms and 3 additional attics rooms. There are three cottages generating income together with potential for conversion of the traditional buildings. There is a large range of farm buildings providing commercial storage opportunities in addition to the existing livery enterprise. The land lies within a ring fence split by a minor road providing good field access as well as opportunities for lotting if desired. The farming system is based on approximately 142 acres under arable production, together with 68 acres of productive permanent pasture. Amenity and sporting value is enhanced by established woodland blocks, a snipe bog and the pond. In our opinion it is a combination of the accessible location and quality of the principal house together with farming and other income generating opportunities which makes Standwell such a rare property.LOCATION AND SITUATIONThe farm lies in open and unspoilt countryside to the north side of the Military Road and the hamlet of Harlow Hill. The B6318 leads to Heddon-on-the-Wall where the A69 is joined. The property lies midway (12 miles) between the market town of Hexham and Newcastle railway station. The pretty, small town of Corbridge lies only 6 miles to the south. The farm is only 8 miles from the A1 and 10 miles from Newcastle International Airport providing excellent access to the main communications network. The farm is also well situated for gaining access to the Northumberland National Park and Kielder Forest and is only a few hundred yards north of Hadrians Wall. DESCRIPTIONStandwellThe farmhouse which is of attractive local stone construction under a slate roof provides high quality family accommodation extending to approximately 5500 sq ft. The accommodation which is shown on the floor plan includes well proportioned and mainly south facing main reception rooms and bedrooms. There are high ceilings, featuring cornicing, attractive fireplaces some with wood burning stoves, partial double glazing and some secondary glazing.Ground Floor: Reception hall with attractive fireplace, wood burning stove and polished wooden floor leads into a drawing room with fine carved fire surround, display alcove and polished wood floor. Two further reception rooms include the dining room and sitting room both of which have feature fire places. The farmhouse kitchen has a fitted range of modern matching units and storage cupboards with access through to the mainly timber and glazed conservatory with dining table and slate floors. A utility room with Belfast sink and timber worktop leads to the back door as well as to two larders and a laundry room. Off the staircase hall is a cloakroom and separate WC. The staircase leads up past a double glazed picture window to the first floor landing.On the First Floor: Bedroom 1 is the master bedroom with range of built in wardrobes and ensuite shower room. There are four further good sized double bedrooms, two house bathrooms and an en-suite WC on the first floor. The staircase continues up to the second floor.Second floor: Three good sized loft rooms currently used as three further bedrooms.Outside stone gate posts lead to the raised gravel parking and turning area in front of the house from which steps lead to lawned gardens on two sides.Farm BuildingsThere is an extensive range of farm buildings including barns and stores of traditional stone construction in between the cottage and the main house which offer potential for further residential development subject to obtaining planning consent. The laundry room from the farmhouse leads into two large tack rooms beyond which are stores, workshop and garages extending in all to about 5,000 square feet of opportunity.The main farm building range has been developed from former intensive poultry unit now providing storage for the farming operation, general storage and the equestrian enterprise. The buildings include:1. Stable Range 1 – 22.5 metres x 4.8 metres the building is divided into five loose boxes. Block built with rendered walls and corrugated tin roof.2. Feed Barn – 19.5 metres x 5.6 metres. Tin cladding and roof with concrete floor and first floor storage area.3. Stable Building 2 – 27.4 metres x 14.7 metres. Former poultry shed with concrete floor, block walls and cladding over now converted to provide ten loose boxes with timber fronts together with tack room, feed room and wash box.4. Shed – 18.8 metres x 11.9 metres. Former poultry shed with concrete floor and low eaves used for timber storage.5. General Purpose Storge – 18.2 metres x 8.6 metres. Of block construction with cladding over, concrete floor and part open fronted this building is divided into three for general storage purposes.6. Grain Store – 12.7 metres x 13.3 metres. A good storage building with high eaves, double height concrete panel side retaining walls, concrete frame and floor and part open fronted.7. Atcost Building – 27.5 metres x 8.3 metres plus lean-tos of 8.8 metres and 8.6 metres. A six bay concrete framed building with block walling and cladding over, central doorway and concrete floor (poor in places).8. Ex poultry shed – 25.5 metres x 14.3 metres. Concrete floor, block walls and cladding over used as a log store.9. Poultry Shed – 33.5 metres x 11.9 metres. Concrete floor, low block walls with cladding above sloping floor used to vehicle storage.10. Lorry Store – 13.4 metres x 5.7 metres. Steel portal frame, high eaves, open fronted building with metal cladding to three sides and open front.11. Ex Poultry Unit – 33.5 metres x 11.9 metres. Low brick walls with cladding over and concrete floor used as vehicle storage.12. Ex Poultry Unit - 24 metres x 14.8 metres. Low brick walls with cladding above, concrete floor.13. Tin Shed/Storage Building – 11.7 metres x 4.5 metres single and 6.9 metres x 4.5 metres double storey. CottagesThere are three separate cottages all let on term expired AST`s and producing valuable income. These include:The LodgeA single storey stone built property under a slate roof with accommodation extending to approximately 938 sq ft. The property which sits towards the top of the drive benefits from large gardens, garaging and impressive panoramic views. The accommodation as shown on the floor plan includes a large living room, kitchen, bathroom and three bedrooms together with utility room and stores.The BungalowA single storey cottage of timber construction with accommodation extending to approximately 836 sq ft lying to the north of The Lodge. The accommodation includes living room, kitchen, hallway, three bedrooms, WC and bathroom.The CottageLying closest to the farmhouse is another attractive, single storey stone built cottage under a slate roof with access gained from the yard behind. The accommodation extends to approximately 829 sq ft including entrance porch, hallway, sitting room, kitchen, three bedrooms and a shower room.LANDThe farm in all extends to approximately 220 acres lying in two blocks divided only by one council maintained road. The land gently falls from approximately 140 metres above sea level down to approximately 120 metres on the eastern boundary. The soils are grade 3 being typical of the area. Land in arable production extends to approximately 142 acres with the normal rotation including wheat, barley, oats and oil seed rape. There is approximately 68 acres of permanent grass. Out of the total acreage approximately 80 acres lies around the house and buildings to the west of the council road and approximately 140 acres in the block to the east. The majority of the arable land lies in the eastern block. The grassland is a mixture of traditional rigg and furrow together with meadow land capable of mowing. Amenity and sporting potential is enhanced by a number of mainly small well established woodland blocks around the farm and in particular the pond and snipe bog lying with the woodland in enclosure 1477.GENERAL INFORMATIONNearest PostcodeNE15 0QDwhat3words///steam.volunteered.freedomViewingStrictly by appointment through the joint selling agents Savills 01904 617800 and Galbraith 07769 687978. Given the potential hazards on the farm, we request you take care when viewing the property especially around the farmyard.DirectionsIf approaching on the A69 from Newcastle exit onto the B6318 at Heddon-on-the-Wall and head north west. After approximately 3 miles you enter the hamlet of Harlow Hill. Turn right just beyond the former chapel and proceed approximately 250 metres before turning right through the stone gate posts onto the farm.TenureThe property is offered for sale freehold with vacant possession of the farmhouse upon completion and the majority of the farmland after harvest 2023. The cottages are let on ASTs and the stable block, arena and 20 acres of paddocks subject to the terms of a 7 year lease from 1st October 2019 (see below).The stables, barn, outdoor arena and approximately 20 acres of land are let under the terms of a 7 year lease which commenced on 1st October 2019. The rent is currently £6600 per annum and will increase to £7200 per annum for the last year of the term. Rent is currently paid monthly in advance.Copies of the lease may be made available to potential purchasers upon request and it is understood that the landlord may determine the lease in accordance with the provisions of the lease. Method of saleThe property is offered for sale by private treaty. A sale in lots will be considered and prospective purchasers should make their interest known to the selling agents as soon as possible. The vendors reserve the right to conclude negotiations by any other means.Rights of Way, Easements & WayleavesThe property is sold subject to, and with the benefit of all existing wayleaves, easements and rights of way, public and private whether specifically mentioned or not. There are established rights of access to the farm and along with western boundary off the B6318 on the track which passes through Harlow Hill and onto the farm. There are no public rights of way crossing the property.Sporting and Mineral RightsThe sporting rights are included in the sale. The mines and minerals are reserved to previous owners but withprovision for compensation in the event of damage caused.Local AuthorityNorthumberland County Council County HallA197Morpeth NE61 2EFCouncil TaxStandwell – Rating H The Cottage – Rating C The Lodge – Rating DThe Bungalow – Rating AEnergy Property CertificateStandwell – Rating E The Cottage – Rating E The Lodge – Rating EThe Bungalow – Rating F Environmental and Woodland Stewardship SchemesThe farm is not currently entered into any environmental scheme.Basic Payment SchemeThe land is registered with the Rural Payments Agency. Any payments relating to the 2023 claim year will be retained by the vendors. Due to the impending change of regulations no BPS entitlements will be transferred to the purchaser.Ingoing ValuationAssuming completion immediately after harvest there will be no ingoing valuation for tenant rights although the purchaser will be required to take at cost any domestic and farm fuel oils.ServicesMains Electricity (single phase ). Oil central heating to all except The Bungalow which is solid fuel.Private Drainage into 3 Septic Tanks. Metered mains water supply plus a free supply to 4 field troughs as well as several spring fed troughs.Fixtures and FittingsAll fixtures, fittings, furniture and personal items in the cottages belonging to the tenants are specifically excluded from the sale together with any equipment owned by the tenants of the stables. The fitted carpets in Standwell are included. The curtains, blinds, sink units, cupboards and tack equipment in the Utility, Laundry and Tack room are owned by the former Tenant and are available by separate negotiation.