INTRODUCTION
A rare opportunity to purchase a mixed farm in a productive but accessible location. West Farm lies on the edge of the rural village of Nedderton, 14 miles to the North of Newcastle-upon-Tyne and only 4 miles from Morpeth. The sale includes an attractive red brick farmhouse, productive arable land, an appealing block of mature woodland and some well-positioned and useful farm buildings. The land lies within a ring fence split by two roads providing good field access. The property extends to approximately 357 acres formed of 330 acres of productive farm land and 23 acres of stunning amenity woodland. The balance of 4 acres is house/yard buildings.

LOCATION AND SITUATION
West Farm House is located to the South of the thriving market town of Morpeth and on the western fringe of the charming rural village of Nedderton. The property has various local amenities near to it including several schools, shops and supermarkets,
a GP surgery and banking facilities all situated within a 5 mile radius. Whilst enjoying a quiet rural location, the regional centre of Newcastle upon Tyne is 14 miles to the South. West Farm has great access to the communications network. The farm is only 2.5 miles from the A1, 3 miles from Morpeth Railway Station and 14 miles from Newcastle International Airport.

DESCRIPTION
West Farm House
The farmhouse is a detached property which has an appealing red brick exterior and a slate roof providing good family accommodation and is well appointed and maintained. There is a farmhouse kitchen and there are 3 reception rooms arranged
around a handsome and central stair case. There are 4 good bedrooms and a bathroom on the first floor. Everest double glazed doors and windows. Outside the property, there is a pretty garden with a practical outbuilding. Access to the property is gained over a shared driveway that leads to ample
parking on a private driveway. The farmhouse benefits from a good degree of seclusion without isolation.

FARM BUILDINGS
The buildings are located in a convenient central position on the property. Situated just off the driveway, the buildings have great access for cars and farm vehicles. There are two general purpose sheds which are close to a convenient stack yard. The current electricity supply runs via a private overhead wire and is sourced from a neighbouring property which is outside of the sale. It is currently disconnected.

Shed 1
75’ x 45’ (22.85m x 13.7m) – Steel framed general purpose building with fibre asbestos cladding, brick walls and a concrete floor.

Shed 2
75’ x 55’ (22.85m x 10.65m) – Concrete framed general purpose building with fibre asbestos cladding, reinforced concrete walls and a concrete floor.

LAND
The farmland extends to approximately 330 acres in total, of which about 307 acres comprises arable land, with 23 acres of permanent pasture. The land is split into four blocks which are divided in access terms by 4 council maintained roads. The farm’s altitude ranges from 50-56 metres above sea level and falls slightly towards the North-East boundary.
The soils are grade 3 being typical of the area. Land in arable production covers approximately 307 acres of which the normal rotation includes cereals and oilseed rape. All of the arable land has been drilled with winter wheat for harvest in 2023. There are approximately 23 acres of permanent pasture which
lends itself to grazing and mowing. The property is entered into a Countryside Stewardship Scheme.

WOODLAND
Included in the sale are about 23 acres of amenity woodland, the principal part of which is known as Netherton Wood. The other part is against the northern boundary and in two other spinneys. Access to this parcel of woodland is over a 3 metres
wide access strip which crosses the lawn of 60b Blossom View shown on the sale plan.

GENERAL INFORMATION
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Viewing
Strictly by appointment through sole selling agent Galbraith, Hexham Office - [use Contact Agent Button]
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Directions
Nearest Postcode – NE22 6AR
If coming South bound on the A1, take the exit towards Stannington Station and Hepscott. After 0.5 miles, turn left onto Station Road. Follow this road for a mile before turning left onto the A192. 200 yards after joining the A192 take a turning right and
follow this lane for 500 yards until you reach the farmhouse. If coming North bound on the A1, take the exit towards Bedlington and Hepscott. At the first roundabout take the 3rd exit and at the 2nd one take the 1st exit. Follow this road for 1 mile and then turn right on to Station Road. Follow this road for a mile before turning left onto the A192. 200 yards after joining the A192 take a turning right and follow this lane for 500 yards until you reach the farmhouse.

Mileages
Morpeth 4 miles, Newcastle-upon-Tyne 14 miles,
2.5 miles from the A1, 3 miles from Morpeth Railway Station and 14 miles from Newcastle International Airport.

Tenure
West farm is subject to a lease at present. Notice has been served on the tenant to terminate the FBT with effect from 13 May 2024. Further information is available in the Data Room managed by the seller’s solicitors. The freehold interest of the property is
offered for sale with vacant possession of the farmhouse upon completion and all the farmland with effect from 13 May 2024. Possession of the farmland with effect from September 2023
may be possible but this is dependent upon early surrender of the existing FBT.

Ingoing Valuation
Assuming 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.

Method of Sale
West Farm is being offered for sale subject to development value covenants (overage) relating to increases in value arising in connection with the grant of planning permission for change of use. The specific details will be dealt with under the legal
documentation.

Overage
West Farm is being sold subject to an overage in the sale contract triggered by the uplift in value due to change in use or grant of planning permission.

Rights of Way, Easements & Wayleaves
The property is sold subject to and with the benefit of all existing rights, including rights of way (whether public or private) and all other rights, obligations, easements and quasi-easements,
wayleaves and covenants. It is understood that there are two established rights of way off Stannington Station Road for the Western block of land - one benefitting Netherton Wood and one benefitting the arable land. The details of such rights must be verified by the purchaser’s solicitor.

Sporting and Mineral Rights
The sporting and mineral rights are included within the sale insofar as they are owned by the Seller.

Local Authority
Northumberland County Council, County Hall, Morpeth, NE61 2EF

Council Tax
West Farm House – Rating F

Energy Performance Certificate
Band F

Environmental and Woodland Stewardship Schemes
There is currently a Countryside Stewardship (middle tier) scheme across the farm which produces an annual income of £16,818. A copy of the agreement is available within the Data Room. The woodland is in a Woodland Management Plan.

Basic Payment Scheme
The 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.

Services
The farmhouse has oil central heating. There is a mains water supply, a shared private drainage system and single phase electricity supply.

Fixtures and Fittings
The tenants’ fixtures, fittings, furniture, and personal belongings in the farmhouse and outbuildings are not included in the sale but may be included subject to negotiation.

EPC Rating = F