A rare and exciting opportunity to purchase a three bedroom stone farmhouse bordering the River Dane and situated within the popular scenic Peak District village of Wincle. Set back from a quiet country lane and having an attached two storey barn providing scope for the extension of the house (subject to planning), separate detached stone barn offering further potential for residential conversion (subject to planning) and areas of grassland and wooded areas including the site of a former mill and extending in total to approximately 4.38 acres. The house whilst in need of updating and modernisation provides a tremendous opportunity, and the attached barn would allow space for the property to be extended and further enhanced subject to acquiring any necessary planning consents. To be sold by Public Auction on Thursday 17th August 2023 at 7:30pm Venue - Heaton House Wedding Venue, Heaton, Rushton Spencer, Macclesfield, Cheshire, SK11 0RD

LOCATION
Smithy House Farm is situated to the west of the 'C' classified road that passes through the picturesque Peak District village of Wincle. The village offers a popular public house, it's own brewery, a primary school and is an excellent base from which to explore the surrounding National Park, with many renowned walks accessible from the door step. Despite it's rural position the town centre of Macclesfield is only some 6 miles away to the north and offers a wide range of amenities, shops and secondary schools. Macclesfield also has the benefit of a main line railway station on the Stafford to Manchester branch of the West Coast Mainline which provides a regular service between Manchester and London.

DIRECTIONS
From Leek proceed out of town on the A523 signposted to Macclesfield. Follow this road for approximately 5 miles and take the first main turning right into Leek Old Road signposted Rushton. Continue on this road to the top of the hill and take the first turn right signposted towards Meerbrook. Continue along this road and bear left following the signs to Danebridge/Wincle. Continue for a further 2.3 miles dropping down into Danebridge and Smithy House Farm is located on the left hand side immediately before the stone bridge that crosses the river and with the entrance gateway identifiable by a Whittaker & Biggs 'For Sale' Board. What3Words: ///carbonate.ledge.fattest

VIEWINGS
Strictly by Appointment Only on Wednesdays 12pm - 2pm and Saturdays 12pm - 2pm, up to the date of the Auction. All viewings will be accompanied by a representative of Whittaker & Biggs. Please contact our Leek office on[use Contact Agent Button] or [use Contact Agent Button] to book a time slot.

SMITHY HOUSE FARMHOUSE, BUILDINGS & LAND (EDGED RED ON THE ATTACHED PLAN)
An attractive three Bedroom farmhouse of stone wall construction under a pitched tiled roof. Gated access off the road leading to a driveway and yard, providing ample parking and turning areas The property internally comprises of the following:

Entrance Hall
Wood door to the front elevation, staircase to the first floor.

Reception Room - 14' 8'' x 12' 0'' (4.47m x 3.65m)
Window to the front elevation, two windows to the side elevation, open fire, tiled hearth, feature surround and mantle, storage cupboard.

Kitchen - 14' 6'' x 10' 2'' (4.42m x 3.10m)
Window to the front elevation, door and window to the rear elevation, ceramic Range (not working), electric cooker point, ceramic sink with drainer, storage below, plumbing for a washing machine.

Pantry/Cellar - 10' 6'' x 6' 0'' (3.20m x 1.83m)
Window to the rear, light connected.

Cellar - 6' 2'' x 10' 2'' (1.88m x 3.10m)
Window to the side elevation, light connected.

First Floor

Landing

Bedroom - 14' 8'' x 12' 0'' (4.47m x 3.65m)
Window to the front elevation.

Bedroom - 14' 8'' x 10' 4'' (4.47m x 3.15m)
Window to the front elevation

Bedroom - 6' 0'' x 5' 11'' (1.83m x 1.80m)
Window to the front elevation.

Externally
Attached to the rear of the house and accessed via a stone flagged path there is a lofted stone barn, which is briefly described as follows:

Store - 6' 9'' x 4' 5'' (2.06m x 1.35m)
Next to the rear door of the house and accessed via a timber door to the rear elevation and concrete floor.

Loft above Loose Box - 6' 0'' x 11' 0'' (1.83m x 3.35m)
Accessed via external stone steps, leading up to a door to the side elevation, window to other side elevation.

Loose Box - 5' 11'' x 10' 11'' (1.80m x 3.32m)
Stable style door to the side elevation, concrete floor and light.

Shippon for Four - 13' 3'' x 10' 11'' (4.04m x 3.32m)
Stable style door to the side elevation, windows to both elevations, concrete floor, light and access to first floor loft via internal ladder.

Loft above Shippon - 13' 3'' x 10' 11'' (4.04m x 3.32m)
Boarded floor and light

Dilapidated Range
To the rear of the attached barn is a separate dilapidated detached single storey stone range comprising of a Privy with a brick floor and the second part a store with a concrete floor and collapsed roof.

Store - 6' 11'' x 7' 3'' (2.11m x 2.21m)
To the rear of the house and abutting the entrance driveway there is a detached store of stone wall construction under a corrugated iron monopitched roof over an earth floor.

Detached Stone Barn
Situated to the west of the house, there is a stone barn and which comprises of a two storey section externally measuring 18' 6" x 17' 5" (5.65m x 5.30m) and a single storey section measuring 32' 4" x 18' 6" (9.85m x 5.65m).The two storey section comprises of a ground floor former Shippon for four, concrete floor, timber and corrugated iron double door, light, water tap, window to side elevation. Accessed via external stone steps, the first floor level has a boarded loft floor, window to front elevation and light. The single storey section comprises of part concrete and part stone flagged floor, windows to front and rear, light and power connected.

The Land
To the west of the steading and accessed via a stone track running alongside the Methodist Chapel, is an area of chiefly grassland, highly suited to the grazing of livestock and horses and bounded by mature trees. The external boundaries to the south and west chiefly comprise of drystone walls and the River Dane forms the northern boundary.Situated on this area there is a three bay Timber Pole Barn measuring 47ft x 14ft (14.33m x 4.27m) and to the rear of this a lean-to section measuring 32ft x 11ft (9.75m x 3.35m) with a corrugated iron roof over an earth floor. The land was the site of a former mill which has been taken down by previous owners and the stone removed, but there are still signs of its former use with the site of the mill pond and various stone features still present and identifiable.

SERVICES
The farmhouse has the benefit of mains water and electricity supplies connected.The property does not have any foul water drainage system connected. However, we understand that a manhole is in place to allow for the future connection into a pipe that leads to a septic tank that is shared with the Methodist Chapel. The tank is situated at the end of the track past the chapel and on the land to be sold. Further details will be contained within the Auction Legal Pack.

COUNCIL TAX
The property is registered with Staffordshire Moorlands District Council as Council Tax Band 'F'.

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

ENERGY PERFORMANCE RATING
G (1)

LOCAL PLANNING AUTHORITY
Peak District National Park AuthorityAldern HouseBaslow RoadBakewellDerbyshireDE45 1AE[use Contact Agent Button]

WAYLEAVES, EASEMENTS AND RIGHTS OF WAY ETC.
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 and electricity supply, and all other rights, obligations, easements, quasi easements and all wayleaves or covenants whether disclosed or not.It is understood that the neighboring Methodist Chapel has a right of way along the entrance driveway. Full details will be contained within the Auction Legal Pack.

FISHING RIGHTS
We understand that these are not held by the seller and are therefore not included with the sale of the property.

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

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 Thursday 17th August 2023 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.

PARTICULARS
Particulars written July 2023Photographs taken September 2022.

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 Leek Office on Derby 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). Completion will take place 28 days from the date of the auction.

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