Situated within the Peak District National Park Authority's Warslow Moors Estate, a rare and exciting opportunity to purchase a traditional stone dwelling having the considerable benefit of an adjoining stone barn which has potential to provide additional living accommodation, subject to obtaining any necessary planning consents. In addition the property has a stone built coal store providing additional storage and a front garden from which to enjoy the far reaching views over the surrounding countryside. The house whilst in need of updating and modernisation is considered to provide a tremendous opportunity with great potential. 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
Knotbury End Farmhouse is situated in an elevated and isolated position, yet only 2.2 miles to the north west of the village of Flash, 5.4 miles to south west of the spa town of Buxton, 9.4 miles to the north of Leek and 11.4 miles to the south east of Macclesfield. The property is at the end of a tarmacadam single track 'dead end' lane known as Knotbury Edge Lane and is near to Three Shires Head which is only a 10 minute walk away. Three Shires Head is a picturesque location that marks the spot where the three counties of Cheshire, Derbyshire and Staffordshire meet and the River Dane tumbles down a series of cascades below a stone packhorse bridge constructed in the late 18th Century.

DIRECTIONS
From Leek proceed out of town on the A53 signposted to Buxton. Follow this road for approximately 8 miles and after passing the former 'Knights Table' public house and the Flash Bar Stores take the first main turning left. Continue along this road for approximately 0.88 of a mile and then take the third sharp turning on the right onto Knotbury Edge Lane. Proceed for 0.31 of a mile passing Knotbury Farm on the left and the timber entrance gateway to the property is in front and identifiable by a Whittaker & Biggs 'For Sale' Board. What3Words: ///middle.undertone.prove

VIEWINGS
Strictly by Appointment Only on Wednesdays and Saturdays 9:30am - 11:30am, 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. Prospective purchasers are advised that the lanes leading to the property are narrow and passing places are limited. We ask that you please be courteous to other property owners and walkers when approaching and leaving. Please only view the property at your allocated time slot so as to avoid congestion on the lane and at the property and please keep to time. If you are going to be late, please advise the office and we will do our best to accommodate you or arrange an alternative date.

BACKGROUND
The property has been let for over 30 years in an unmodernised state due to the specific requirement of the tenants and was returned to the Authority in 2022 following the end of the tenancy.They have now decided to dispose of the property and retain the surrounding moorland and grassland land, which they will continue let to a local farmer

DESCRIPTION
The property is shown as edged red on the attached plan and in total extends to approximately 0.24 of an acre and comprises of an attractive single bedroom farmhouse of stone wall construction under a pitched traditional gritstone slate roof, an attached stone barn, separate stone barn and garden area to the front. Gated access off the road leading to a driveway and parking area providing ample parking and turning areas.

Ground Floor

Wooden Storm Porch

Entrance Hall - 13' 0'' x 6' 9'' (3.96m x 2.06m)
Door to the side elevation, meters, exposed timbers beams.

Cloakroom - 8' 0'' x 4' 9'' (2.44m x 1.45m)
Window to the side elevation, lower level WC, pedestal wash hand basin.

Kitchen - 12' 8'' x 13' 0'' (3.86m x 3.96m)
Window to the front elevation, units to the base level, stainless steel sink unit with drainer, staircase to the first floor, exposed timber beams.

Living Room - 11' 11'' x 13' 3'' (3.63m x 4.04m)
Window to the front elevation, open fire set on stone hearth, surround and mantle, exposed timber beams.

Storage Room One - 5' 4'' x 15' 3'' (1.62m x 4.64m)
Window to the side elevation.

Storage Room Two - 5' 4'' x 6' 1'' (1.62m x 1.85m)

First Floor

Landing
Exposed timber beams

Bedroom One - 12' 8'' x 13' 7'' (3.86m x 4.14m)
Window to the front elevation, radiator, exposed timber beams, loft access

Bathroom - 8' 6'' x 6' 8'' (2.59m x 2.03m)
Window to the front elevation, storage cupboard housing immersion heating tank, panelled bath, lower level WC, pedestal wash hand basin

Box Room - 8' 9'' x 11' 11'' (2.66m x 3.63m)
With limited access doorway, window to the front elevation

Externally

Barn Attached to House
Attached to the house and accessed via a stone flagged path there is a stone and slate roof traditional barn, which is divided into three rooms: Room Number 1 - 4.02m x 4.99m Room Number 2 - 4.03m x 3.48mRoom Number 3 - 3.93m x 4.10mIt is understood that this barn was renovated approximately 26 years ago, with the walls plastered and the roof re-laid and under felted and the addition of supporting steel work and timbers.

Lean-To Attached to House - 8' 10'' x 7' 7'' (2.70m x 2.30m)
Of timber frame construction under a box profile metal sheeted roof and having a stone flag floor.

Detached Stone Barn
Within the garden area to the front of the property there is a single storey stone barn with a stone slate roof and comprising:Room Number 1 - 1.91m x 1.13mRoom Number 2 - 1.92m x 2.62m

Garden
To the front of the property and chiefly comprising of raised borders, mature shrubs and trees and bounded by dry stone walls.

GENERAL INFORMATION

SERVICES
The farmhouse has the benefit of mains water and electricity supplies connected. The Septic tank is located within the area shaded blue on the attached plan.

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

ENERGY PERFORMANCE RATING
G (10)

PLANNING AUTHORITY
Peak District National Park AuthorityAldern House, Baslow Road, Bakewell, Derbyshire, DE45 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.

RIGHT OF WAY RESERVED BY THE SELLER
The sellers are to retain a right of way along the driveway shaded brown on the plan for agricultural and estate management purposes connected with the use of their retained land, subject to the seller making a payment of 10% of the cost of cleaning, maintaining, repairing and whenever necessary renewing the driveway.

PLANNING
The planning authority has provided the following statement:'Subject to meeting the detailed criteria set out in the relevant policies of the PNDPA Local Plan and advice in any relevant supplementary planning guidance/document, extending the dwelling into the barn to create additional or ancillary habitable accommodation to the main house is supported in principle by the Authority's adopted planning policies. Such development would require full planning permission and any application would be assessed in full at that time. Prospective purchasers are recommended to make their own enquiries in relation to their own proposals.For information, converting the barn to create a separate and independent dwelling to the main house, or to create separate and independent holiday accommodation, would not in this case be supported by adopted planning policies in principle.'

COVENANTS
There are a number of covenants attached to the sale of the property. These include (but are not limited to) the following:•Not to use the gate at the point marked 'A' on the plan without the prior consent of the Seller.•To maintain the Accessway coloured brown on the plan, subject to a contribution of 10% from the Seller.•To maintain the stone boundary wall between points marked 'X-Y-Z' on the plan.•Not to park caravans, boats, mobile homes etc. on the property.•Not to park any vehicles anywhere on the property other than the parking area shaded blue on the plan.•Not to remove, replace, damage or alter in anyway the stone fireplace surround in the kitchen.•Not to remove, replace, alter or otherwise change in any way the stone slate roof over the house, barn and shed, except with the prior written consent of the Seller.•Not to build any structures on the property.•Not to dispose of part only of the property.Full details of the covenants attached to this sale are contained in the legal pack.

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

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

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 beforehand or to generally amend the particulars.

SOLICITORS
Louckia TaylorPeak District National Park, Aldern House, Baslow Road, Bakewell, Derbyshire, DE45 1AE[use Contact Agent Button]

ADDITIONAL INFORMATION CONTACT
Peter Kirton-Darling MRICS FAAVWhittaker and Biggs, 45-49 Derby Street, Leek, Staffordshire, ST13 6HU [use Contact Agent Button][use Contact Agent Button]

PARTICULARS
Particulars written June 2023Photographs taken June 2023.

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). It is anticipated that completion will take place within 56 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.

IMPORTANT NOTICE
WHITTAKER & BIGGS for themselves and for the Vendor or Lessors of this property, whose Agents they are, give notice that:(i)the particulars are set out as a general outline only for the guidance of intending Purchasers or Lessees and do not constitute, nor constitute part of, an offer or contract; (ii)all descriptions, dimensions, areas references to condition and necessary permissions for use and occupation and other detail are given as a guide only and without responsibility and any intending Purchasers or Tenants should not rely on them as statements or representations of fact but must satisfy themselves, by inspection or otherwise, as to the correctness of each of them; no employee of WHITTAKER & BIGGS has the authority to make or give any representation or warranty whatever in relation to this property nor is any such representation or warranty given whether by WHITTAKER & BIGGS or the Vendors or the Lessors of this property. (iii)the making of any offer (bid) for this property will be taken as an admission by the intending Purchaser that he/she has relied solely upon his own personally verified information, inspection and enquiries. (iv)the photographs depict only certain parts of the property. It should not be assumed that the property remains as displayed in the photographs.(v)where any reference is made to planning permissions or potential uses, such information is given by WHITTAKER & BIGGS in good faith. Prospective Purchasers should make their own enquiries with the Local Planning Authority into such matters. (vi)the Vendors reserve the right to amalgamate, withdraw or exclude any of the Lots shown at any time and to generally amend the particulars or method of sale. (vii)the property is sold subject to reserve(s). (viii)WHITTAKER & BIGGS reserve the right to sell privately without imposing a closing date and do not bind themselves to accept the highest or any offer. These particulars have been prepared in accordance with The Business Protection from Misleading Marketing Regulations to give a fair overall view of the property.

Council Tax Band: F
Tenure: Freehold