DESCRIPTION Viewly Hill Farm is offered for sale either as a whole, or in the following lots:
LOT 1 (Edged in red and unshaded on Sale Plan)
The Farmhouse and Annex
Downstairs the farmhouse comprises two reception rooms to the front offering generous living accommodation, along with a kitchen/dining room and family living space to the west. There is also a utility room, two cloakrooms and a large, panelled, games room with patio doors leading to the garden in the west. There is a garage and boot room to the south which can be accessed directly from outside or from the house itself.
Upstairs, the farmhouse has a master bedroom with ensuite bathroom along with a further four good sized bedrooms and a large family bathroom.
The farmhouse was refurbished to a high standard in the 1980s and now requires some modernisation, for example to the kitchen and family bathroom.
The Annex is self-contained with a separate doorway and entrance hall area on the ground floor. Upstairs there is a bedroom, separate bathroom and kitchen/dining area leading onto a private paved balcony area.
The farmhouse and Annex are fully double glazed throughout. The farmhouse benefits from Oil Fired Central Heating and there is a separate Electric Central Heating system in the Annex.
Planning - Occupancy Restriction (Annex only)
The planning consent granted by Stockton Borough Council dated 28 August 1998 restricts the use and occupation of the Annex to the following:
"ancillary to the use of the main dwelling and to remain part of the curtilage of this main dwelling as a single planning unit and to be used only by members of the family or the occupation for the time being of the main dwelling".
Stockton Borough Council's approval reference is 98/0163/P. A copy is available from the selling agents on request.
EXTERNALLY The entrance to Viewly Hill Farm is through a secure, metal sliding electric gate which can be operated from a remote control.
Gardens The farmhouse has a private, walled garden to the west with an established lawn and attractive flower borders. There is also a useful potting shed in the garden.
To the east there is a lawned, walled garden which also houses a well.
Buildings There is a range of modern and traditional buildings to the east and south of the farmhouse. All of the buildings benefit from connection to mains electricity and water. The buildings are currently used for general storage purposes as well as providing 15 partitioned stables.
Briefly, the buildings comprise as follows, (numbered as identified on the Steading Plan included within these particulars):
1 Attractive, L-shaped brick building
2 Traditional brick rendered building
3 Open sided pole barn
4 Modern brick/timber framed building (27.4m x 12.4m)
Land Lot 1 includes approximately 27.08 acres (13.65 hectares) of land which is located within a ring fence around the farmhouse and buildings. 13.65 acres of the land (two fields) is sown to winter wheat as part of an arable rotation.
The arable fields can be sown to grass, prior to completion of a sale, if required by a prospective purchaser. This work would be carried out at the vendor's expense.
Access (Lot 1) Access to Lot 1 is taken from the public highway to the north off Sandy Lane West. This right of way is granted over land owned by third parties and is included in the Registered Titles for the property. Copies of the relevant Registered Titles are available from the selling agents on request.
LOT 2 (Edged in red and shaded green on Sale Plan)
Land Lot 2 extends to 7.72 acres (3.12 hectares) or thereabouts and comprises a single field of permanent grass extending to 7.30 acres (2.95 hectares) as well as an access road along the western boundary.
The field lies to the south west of the main farm, to the north of Norton.
Access Access to Lot 2 can be taken either from Norton in the south or along a track from Viewly Hill Farm in the north. Both these rights of way are registered with the Land Registry. Copies of the Registered Titles are available upon request.
There are rights of access in favour of the owner of Viewly Hill Farm between points "A" and "B" and between points "C" and "D" on the Sale Plan.
RIGHTS OF WAY There are rights of way over the access roads shaded in yellow on the attached plan in favour of neighbouring properties. These rights of way are detailed in the Registered Titles, which are available from the selling agents on request.
TENURE Fields 1777 and 2974 are currently occupied by a neighbouring farmer on an informal licence agreement which will be terminated on completion of a sale. The whole of the farm is therefore available freehold with vacant possession on completion.
The stables and grass fields are occupied on informal livery licences and will be terminated on completion of a sale.
SERVICES The farm is served by mains electricity (two phase) and mains water. Foul drainage is to a septic tank located in field 4071.
There is a separate sub-meter for the electricity supply to the Annex.
RESTRICTIVE COVENANTS The whole of the property is subject to an existing Restrictive Covenant as follows:
1. "The Purchaser will not at any time or times hereafter erected or permit to be erected or used any building or buildings on the said farm or any part thereof as or for an Inn Public House or Beer House or carry on or permit to be carried on upon the said farm or any building thereon the sale of or manufacture of any intoxicating liquors or foreign wines"
2. "The Purchaser will not allow any posters bills or advertisements to be affixed or displayed upon any hoarding wall or fence upon the said farm (except notices or advertisements in the usual form for the sale or letting of the said farm or any building erected thereon) nor any hoarding or structure to be erected upon the said farm for use as a bill-posting or advertising station".
Copies of the Registered Titles for the property are available from the selling agents on request.
EASEMENTS & WAYLEAVES The land is sold subject to and with the benefits of all rights of way, water, drainage, water courses, light and other easements, quasi and reputed easements, and rights of adjoining owners (if any) affecting the same and all matters registerable by any competent authority pursuant to statute.
In particular, the property is crossed by a water main and a gas pipe. These pipes cross the land along the route shown hatched in blue (water) and brown (gas) on the Sale Plan.
COUNCIL TAX Council Tax Band E (Stockton Borough Council).
PUBLIC RIGHTS OF WAY
The property is crossed by three public footpaths as shown on the Sale Plan.
MINERAL RIGHTS The minerals are reserved to a third party and are therefore excluded from the sale.
SPORTING RIGHTS The sporting rights are in hand and included with the freehold interest.
ACCEPTANCE The vendor reserves the right not to accept any nor the highest offer.
EPC Current Energy Efficiency Rating 8 (G); Potential 52 (E). A copy of the full report is available from the selling agents on request.
LEGAL FORMALITIES Exchange of contracts shall take place as soon as possible, but in any event no later than the expiry of 8 weeks from instructing solicitors, with completion 14 days thereafter.
COSTS Each party is to bear their own costs.
VIEWING Viewing is strictly by appointment via the sole selling agent.
ACREAGES The gross acreages have been assessed in accordance with Ordnance Survey and interested parties should satisfy themselves in this regard.
Particulars prepared April 2017
Photographs taken April 2017