To be sold by Public Auction on Tuesday 8th November at 7:30pm An opportunity to purchase a detached three bedroom farmhouse with additional attic rooms, set back from a quiet country lane, extensive gardens to the front, side and rear of the property, together with brick outbuildings and in total extending to approximately 0.46 of an acre. Situated to the north east of the popular and sought after village of Gawsworth and adjoining open countryside with far reaching views over open fields to the side and rear of the property.The property, whilst in need of renovation and modernisation provides great potential and the extensive curtilage would allow space for the property to be extended and further enhanced subject to acquiring any necessary planning consents.

LOCATION
Middle Moss Farm is situated to the east of Lowes Lane and within the popular locality of Gawsworth. The town centre of Macclesfield is approximately 2 miles to the north and the market town of Congleton is approximately 5 miles to the south west. The village of Gawsworth is approximately 700 metres to the west and Gawsworth Hall is approximately 0.60 mile to the South West. Gawsworth has a primary school and a local pub and it is a sought after popular village that provides semi rural living whilst also being well connected for commuting to the towns of Macclesfield, Congleton and the wider region. The town of Macclesfield offers a range of amenities, shops and schools and also has the benefit of a main line railway station on the Stafford to Manchester branch of the West Coast Mainline and provides a regular service between Manchester and London.

DIRECTIONS
Leaving Macclesfield along Park Lane, turn left at the traffic lights (the Flower Pot Pub) on the Congleton Road (A536). Continue for approximately 1.5 miles, (passing the Rising Sun Public House) and after a short distance turn left on to Lowes Lane. Continue along Lowes Lane, go round the left hand bend and continue straight ahead and then take the sharp right hand bend and Middle Moss Farmhouse can be found on the left hand side of the road as indicated by the Whittaker and Biggs "For Sale" sign.

VIEWINGS
Strictly by Appointment Only on Wednesdays 2pm - 4pm and Saturdays 2pm - 4pm, up to the date of the auction. All viewings will be accompanied by a representative of Whittaker & Biggs. Please contact our Macclesfield office on[use Contact Agent Button] or [use Contact Agent Button] to book a time slot.

DESCRIPTION
A three storey farmhouse of rendered brick wall construction under a pitched slate roof, together with a small lean-to extension to the rear and having outbuildings and extensive gardens to the front, side and rear.

Hallway
Original wood door and glazed window to the front elevation, exposed beams, feature arch, staircase to the first floor and under stair storage cupboard.

Snug - 9' 11'' x 9' 8'' (3.03m x 2.94m)
Wood sash window to the front elevation, open fireplace set on tiled hearth, surround and cast iron mantle.

Dining Room - 14' 7'' x 13' 5'' (4.44m x 4.09m)
Wood glazed sash window to the front elevation, wood glazed window to the rear elevation, open fireplace on tiled hearth and surround. Two exposed beams, built in storage cupboard.

Living Room - 21' 11'' x 11' 5'' (6.68m x 3.48m)
Two wood glazed windows to the rear elevation, two wood glazed windows to the side elevation, fireplace with stone surround, tiled hearth and timber mantle.

Kitchen - 12' 3'' x 6' 9'' (3.74m x 2.05m)
Wood glazed windows to the side elevation, wood door to the rear elevation, units to the base and eye level, four ring electric hob, electric oven, integral microwave, stainless steel sink unit with drainer and chrome mixer tap, integral dishwasher, tiled splashbacks.

Utility - 12' 10'' x 6' 0'' (3.91m x 1.84m)
Wood glazed window to the front elevation, units to the base, plumbing for washing machine, space for dryer.

First Floor

Landing
Wood glazed window to the side elevation, staircase to the attic.

Bedroom One - 15' 0'' x 13' 3'' (4.58m x 4.04m)
Wood glazed sash window to the front and window to rear elevation, exposed beams.

Bedroom Two - 10' 0'' x 13' 7'' (3.05m x 4.14m)
Wood sash window to the front elevation, exposed beams.

Bedroom Three - 11' 5'' x 12' 5'' (3.49m x 3.79m)
Wood glazed window to the side elevation.

Bathroom - 11' 3'' x 8' 4'' (3.42m x 2.54m)
Wood glazed window to the side elevation, cupboard housing electric emersion heater and cold water tank, panelled bath, lower level WC, vanity wash hand basin, corner shower cubicle with electric shower fitment.

Attic
Half landing - Wood glazed window to the side elevation.

Attic Room One - 8' 4'' x 16' 1'' (2.54m x 4.90m)
Wood window to the side elevation, Velux style window, exposed wood beams, fully boarded.

Attic Room Two - 8' 0'' x 13' 3'' (2.45m x 4.04m)
Wood window to the side elevation, Velux style window, exposed wood beams, fully boarded.

Externally
To the front of the property a path leads to a pedestrian gate out onto Lowes Lane and the garden is chiefly laid to lawn with mature trees and borders. The garden wraps around the property to the side of the house. To the rear of the house there is a part flagged and part concreted yard area and a further grassed area. Both the side and rear garden areas border onto open countryside.

Outbuildings
To the rear of the house there is a brick outbuilding measuring 2.57 metres x 3.15 metres used for storage. There is also a further larger brick outbuilding measuring 6.48 metres x 5.50 metres which is split into two sections including a w.c., two loose boxes currently used for storage and an additional open fronted log/coal store.

GENERAL INFORMATION

ADJOINING FARM BUILDINGS
In respect of the former farm steading comprising of the traditional brick farm buildings and yard to the north of the property, the sellers have applied for planning permission under application number 20/3972M, for these to be converted into two separate dwellings and a decision from the Local Authority is anticipated soon. The sellers intentions are to develop the barns themselves and they are not available to be purchased.

BRICK OUTBUILDING
In respect of the outbuilding marked with an 'X' on the attached plan, the purchaser is to be responsible for arranging for all door and window openings along the northern elevation to be bricked up and for new openings to be created on the southern elevation, within 3 months following completion.

BOUNDARIES
Future maintenance responsibilities for the boundaries are as indicated by the inward 'T' marks as shown on the plan.

WAYLEAVES, EASEMENTS AND RIGHTS OF WAY ETC.
The curtilage of the house fronts onto Lowes Lane and the purchaser will be responsible for making their own arrangements to create a new vehicular access point of the road and into the front garden area following completion, should they elect to do so.The property is sold subject to and with the benefit of all existing rights including Rights of Way whether public or private, light, drainage, water, electricity supplies, and all other rights, obligations, easements, quasi easements and all wayleaves or covenants whether disclosed or not.

SERVICES
The property is connected to mains electricity.Foul water drainage is to a septic tank. Heating within the house is provided via solid fuel fireplaces. Hot water is provided by an electric emersion tank situated in a cupboard in the bathroom.

WATER SUPPLY
The property currently has a mains water supply via a pipe leading from Lowes Lane to the property. The approximate position of the stop tap is as marked by the letter 'Y' on the plan and this falls within the boundary of the sellers retained land. Within 3 months following completion the purchaser is to arrange via United Utilities for the supply pipe and stop tap to be relocated to a position within the curtilage of the property.

TENURE AND POSSESSION
The property is sold freehold and with vacant possession granted upon completion.

LOCAL AUTHORITY
Cheshire East Council, c/o Municipal Buildings, Earles Street, Crewe, Cheshire,CW1 2BJ. [use Contact Agent Button]

COUNCIL TAX
The property is in Band 'F'.

ENERGY EFFICIENCY RATING
EPC rating 'G' (1)

SALE PLANS
The sale plans have been provided by the agents for the convenience of prospective purchasers and are for identification purposes only and they are not to scale. They are deemed to be correct by any error, omission, or miss statement shall not affect the sale. The purchasers must satisfy themselves as to their accuracy.

FIXTURES AND FITTINGS
Only those items referred to in the particulars are included in the sale.

SOLICITORS
Tinsdills Solicitors10 Derby Street,Leek,Staffordshire,ST13 5AWContact: Sara PickerinTelephone:[use Contact Agent Button]

METHOD OF SALE
The property is to be offered for sale by Public Auction on Tuesday 8th November at 7:30pm at Heaton House Wedding Venue, Heaton, Rushton Spencer, Macclesfield, Cheshire, SK11 0RD. The Sellers reserve the right to exclude any of the property shown, sell the property before hand or to generally amend the particulars.

MONEY LAUNDERING REGULATIONS
All Prospective Buyers should be aware, that in order to be in a position to bid at the auction the selling agents must first undertake checks in connection with Money Laundering Obligations as part of the new Money Laundering Regulations 2017. All parties considering bidding must either call into our Macclesfield Office on Church Street and provide photographic id, ie passport/driving licence and proof of address ie: council tax/utility bill or alternatively present identification to the Auctioneers one hour prior to the commencement time of the Auction at the Auction Venue.

EXCHANGE OF CONTRACTS AND COMPLETION
The Buyer will be required to pay a deposit amounting to 10% of the purchase price on the fall of the auctioneer's hammer, at which point exchange of contracts will take place. (The deposit will be nonreturnable in the event of the Buyer being unable to complete a sale for any reasons not attributable to the Seller or their Agents). It is anticipated that completion will take place within 28 days of the date of the auction or earlier by mutual agreement.

DEFINITIONS OF GUIDE PRICE AND RESERVE PRICE
GUIDE PRICE: An indication of the Sellers's current minimum acceptable price at Auction. The guide price or range of guide prices is given to assist prospective Buyers in deciding whether or not to pursue a purchase. It is usual, but not always the case that a provisional reserve range is agreed between the Seller and the Auctioneer at the start of marketing. As the reserve is not fixed at this stage and can be adjusted by the Seller at any time up to the day of the Auction in light of interest shown during the marketing period, a guide price is issued. This guide price can be shown in the form of a minimum and maximum price range within which an acceptable sale price (reserve) would fall, or as a price figure within 10% of which the minimum acceptable price (reserve) would fall. A guide price is different to a reserve price (see definition below). Both the guide price and reserve price can be subject to change up to and including the day of the Auction. RESERVE PRICE: The Seller's minimum acceptable price at Auction and the figure below which the Auctioneer cannot sell. The reserve price is not disclosed and remains confidential between the Seller and Auctioneer. Both the guide price and reserve price can be subject to change up to and including the day of the Auction.

SALES CONDITIONS AND CONTRACT
The Sales Conditions and Contract will be available for inspection at the Auctioneers' office and at the Solicitors during normal office hours in the 7 days prior to the auction. They will not be read out at the auction, but prospective purchasers will be deemed to have read them and to buy in full knowledge of their contents.

Council Tax Band: F
Tenure: Freehold