Totney Farm comprises an impressive and elegant farmhouse
enjoying a delightful rural position, with a long driveway from the
highway to the property, comprising an 8-bedroom farmhouse
together with a range of traditional buildings, comprising a
workshop, storage buildings and stables, all set within approximately 13.39 acres

The Farmhouse
The Farmhouse comprises a large south facing family home, with living accommodation over the three floors.
The property benefits from a large farmhouse style kitchen with a spacious drawing room off with log burner. In addition, there is a further sitting room and dining room both with traditional open fireplaces. The ground floor also provides a W/C and utility room.
A wide stairscase leads to the first floor which hosts four of the eight bedrooms, in addition to a family bathroom. The main bedroom also
enjoys an ensuite bathroom, with another providing a walk-in wardrobe. Both the ground floor and first floor are subject to high ceilings.
The second floor provides the remaining accommodation, with a further four bedrooms. This floor is not regularly used by the family,
and would need some updating and modernising as does the roof of this property.
For approximate room dimensions and layout please refer to the floorplan.
Designations
The property is not listed nor does it sit within any statutory designations, however it is within a SSSI impact zone when assessing planning applications.

Totney Farm is situated on the outskirts of the village of Blackford near Wedmore, Somerset and benefits from a peaceful location set in a rural position on its own. The property lies within the Somerset Levels with far reaching views across the moors, along with the Mendip Hills to the north and Polden Hills to the south. The thriving
village of Wedmore offers a range of shops, pubs and restaurants.

The property is approached from the highway via a private stone entrance trackway, flanked with a hedgerow to the east and fields to the west. This drive splits into three directions near the house,
providing separate access to the farmhouse, farm buildings and the stables. There is a large lawn garden to the south and east of the farmhouse, with a pond area to the edge of the garden and garden shed being 4.20m x 4.30m red brick building under a clay tiled roof.
There is also a stone built farm office/garage to the north of the farmhouse, being 11m x 5.25m traditional stone building, currently used as a farm office to part and the remainder as a garage.

The Outbuildings
Totney Farm benefits from a number of outbuildings, (with potential for a number of uses subject to the necessary planning consent being obtained) and can be described as follows:
Workshop: 6.45m x 17.2m traditional stone building under a slated tile roof.
Store Building: 13.9m x 4m part traditional stone and part red brick building under an asbestos sheeted roof with potential for a number of uses subject to the necessary planning permissions
being obtained.
Old Pig Buildings: 17.65m x 3.2m part traditional stone and part concrete block building in a dilapidated state.
Cow House Building: dilapidated corrugated cow house building.
Situated to the east of the farmhouse are the following:
Mono-Pitch Building: 5.60m x 5.50m part corrugated and part concrete block building.
Stable Block: 14.8m x 5.5m traditional stone building under a clay tiled roof comprising of 4no. stables.

The Land
The property is sat in about 13.89 acres, with the land split into three principle parcels of gricultural pastureland situated to the north, east and south of the farmhouse as shown on the enclosed plan. All of the parcels are level, with hedgerows to part of the external boundaries and the proposed new fence to the remainder. The land is classified as Grade III under the DEFRA Land Classification Map and is of loamy and clayey soils.
There is the potential to purchase additional land from the vendor via separate negotiation.

Special Conditions
The property is sold subject to the following special conditions:-
Hill Crest has a right of way over the access track leading to the property as included within the Deeds. The vendor reserves a right of access for all times and all purposes over the access track
to get to the vendors retained land. The vendor agrees to erect a stock proof boundary fence, between the land for sale and the retained land. This is to comprise of a post and rail with sheep
netting fence within three months of completion. We understand that the septic tank and a soakaway are sited on the land being sold. The purchaser reserves the right to have water pipes cross over the vendor’s retained land. Totney Farm will retain the existing water supply. The purchaser of Totney Farm also reserves
the right to run the electric cable over the vendor’s retained land. Ownership of the boundaries are as marked on the sale plan.
Fixtures and Fittings
All fixtures and fittings, unless specifically referred to within these sale particulars are otherwise expressly excluded from the sale.
Rights of Way, Easements, Wayleaves, Etc.
There are not believed to be any Rights of Way, Easements or Wayleaves, other than those stated in the above special conditions.
Lotting
Totney Farm is being sold as referred to as Lot 1, with a separate sale being undertaken of Lot 2 being the adjoining farmstead which includes, a development site of 3no. Class Q buildings

Totney Farmhouse is in Council Tax band G

Services and Outgoings
The property is subject to both mains electricity and mains water, with the farmhouse being on a private drainage system. The property benefits from oil fired central heating throughout
the farmhouse.

Totney Farm lies within the administrative authority of Sedgemoor District Council and is listed as Council Tax Band G. Part of the land falls within the Drainage Board area for which annual drainage rates are payable of approx. £2 per acre per annum

From J22 of the M5 motorway head south-east towards the Edithmead roundabout. At the roundabout take the 3rd exit onto the A38, after approximately 1/2 a mile turn right on to Harp
Road, continue for approximately 2.1 miles. Turn left onto Mark Causeway, continue through the village of Mark for about 2.3 miles. Turn right on to the properties access track, signposted ‘Totney Farm