Mossley CofE Primary School (1.4mi.)
Buglawton Primary School (2.0mi.)
Woodhouse Academy (2.1mi.)
FOR SALE BY PUBLIC AUCTION ON THURSDAY 24TH OCTOBER 2019 AT 7.30PM
WESTWOOD GOLF CLUB LEEK STAFFORDSHIRE ST13 7AA
FOR SALE IN TWO LOTS
Smithy Farm is set in a superb location along Dial Lane, situated close to the towns of Congleton, Biddulph and the market town of Leek. It provides excellent views of the surrounding countryside and down towards the Cheshire Plains.
The property comprises a stone and tiled dwelling house which would benefit from further modernisation and improvement but it is considered to have an excellent potential along with two stone and tiled agricultural buildings, a range of other buildings and grassland extending to 9.32 acres or thereabouts.
Situation - The farm is situated in an idyllic rural location being adjacent to the main road that runs from Rushton Spencer towards Congleton known as Dial Lane, lying approximately 3.5 miles from Congleton, 7.5 miles from Leek and 10 miles from Macclesfield.
Directions - From Leek, take the A523 Macclesfield Road and after approximately 5 miles, take the left-hand turn onto Beat Lane, signposted for Congleton. Continue along this road for approximately 2.5 miles and the property will be found on the right-hand side, as indicated by the agents for sale' board.
Lot One - The property comprises a stone and tiled dwelling house with two stone and tiled agricultural buildings, a range of other buildings and grassland.
The dwelling house would benefit from further modernisation and improvement but is considered to have excellent potential, briefly comprises the following accommodation:-
Enclosed Entrance Porch - With PVC double glazed entrance door and side panels, solid floor and stone walls below the PVC panels
Living Room - 4.12m x 3.34m (13'6" x 10'11") - With double glazed window units to front elevation, tiled fire place, fitted shelves and radiator
Front Room - 3.36m x 3.01m (11'0" x 9'11") - With double glazed window units to front elevation, tiled fire place and radiator
Kitchen - 4.06m x 2.41m (13'4" x 7'11") - With double glazed window units to rear elevation, sink unit, red tiled floor and radiator and wall cupboards
Pantry - 2.41m x 2.24 (7'11" x 7'4") - With tiled floor, wall and floor units as fitted
Conservatory - 3.20m x 6.83m (10'6" x 22'5") - Constructed of UPVC with radiator, Camray oil fired central heating boiler and patio doors leading to the rear garden. Within the conservatory is:-
Cloak Room - With low flush WC
Staircase Leading To First Floor Landing - With radiator and giving access to:-
Bedroom One - 3.04m x 3.37m (10'0" x 11'1") - With double glazed window unit to front elevation and radiator
Bedroom Two - 3.36m x 3.88m (11'0" x 12'9") - With double glazed window unit to front elevation and radiator
Bathroom - 2.41m x 3.87m (7'11" x 12'8") - With double glazed window unit to the rear elevation, cupboard with hot water cylinder, bath, wash hand basin, low flush WC and radiator
Outside - To the front of the property there is a small garden area with central path and floral beds to either side and to the rear is a further garden area with lawn and concrete paved path to allow access around the rear of the property.
Farm Buildings - These lie in close proximity to the dwelling and it is considered that some of buildings may have potential for alternative uses subject to necessary consents. Interested parties should make their own enquiries to the relevant authorities in this regard.
Brick And Corrugated Store - 4.67m x 2.89m (15'4" x 9'6") - With concrete floor
Stone And Corrugated Lean To - 1.85m x 2.35m (6'1" x 7'9") - Used for storage purposes with concrete floor
Stone And Tiled Shippon For 6 - 3.72m x 5.71m (12'2" x 18'9") -
Timber And Corrugated Hay Barn - 4.05m x 9.07m (13'3" x 29'9") - With Lean To In dilapidated condition
Stone And Tiled Range - Comprising former W.C
Former Pig Cote - 1.44m x 3.12m (4'9" x 10'3") -
Buildings - Stone and Tiled Range 6.47m x 3.77m with an adjacent Loose Box 3.00m x 3.71m
Timber and corrugated Lean To 3.78m x6.14m
Buildings - Adjacent there is a Concrete Yard Area having separate access from the main road, adjacent to which there is a
Timber and Corrugated Store 4.95m x 11.10
With concrete floor
Adjoining which there is a Concrete Block and Corrugated Shippon for 8 6.70m x 4.63m
A short distance away from the homestead
Land - The land is relatively level in nature and is in good heart, all laid to permanent pasture. There is a small area of amenity woodland, with a natural stream running through providing a drinking water source for livestock.
The land is edged in red on the attached plan. The purchaser will be required to erect and maintain a stock proof fence between points A, B, and C as shown on the attached plan. Please see conditions of sale in relation to this.
Services - We understand that the property is connected to mains electricity and also has the benefit of a natural water supply to the dwelling and buildings, and drainage by private means. Please see the conditions of sale for full details.
Please Note - There is a small area of land on the opposite side of the road to the homestead which has been used for many years by Mr George Hudson deceased whose executors are selling the property. The executors will pass on to the purchasers such rights for use of the land that they have if any.
Lot Two - Land - The grassland is relatively level in nature and is in good heart being laid to permanent pasture. There is an area of amenity land including mature woodland, with a natural stream running through providing drinking facilities for livestock.
The land lies adjacent to Lot One and will be of particular interest to the purchaser of lot one to acquire additional land if required or to those wishing to purchaser land in its own right as a separate block of land.
The land is edged in blue on the attached plan.
Tenure And Possession - The property is held freehold and vacant possession will be given upon completion.
Basic Payment Scheme - The land has been registered with the RPA, but for the avoidance of doubt no entitlements are included with the sale although they will be available by separate negotiations should they be required.
Mapping - The plans provided in these particulars are indicative and for identification purposes only and interested parties should inspect the plans provided with the conditions of sale with regards to precise boundaries of the land.
Wayleaves - The property is sold subject to and with the benefits of all rights, including rights of way, whether public or private, light, support, drainage, water and electricity supplies and other rights and obligations, easements, quasi easements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains and water, whether or not referred to in these stipulations, the particulars or special conditions of sale.
Condition Of Sale - The conditions of the sale will be deposited at the offices of the auctioneers and the vendors solicitors seven days prior to the sale. They will also be available for inspection in the sale room on the day of the sale but will not be read at the sale.
Guide Price - The guide price is issued as an indication of the auctioneer's opinion of the selling price of the property. Each property offered is subject to a reserve price which is agreed between the seller and the auctioneer prior to the auction and which would ordinarily be within 10% (+/-) of the guide price. Both the guide price and the reserve price can be subject to change up to and including the day of the auction. For a full definition of guide price and reserve price please contact the auctioneers.
Money Laundering Regulations 2017 - Please note under the above regulations all potential buyers who intend to bid at property/land auctions must register prior to the commencement of the auction and provide two forms of ID'.
A photographic ID, such as a current passport or new style UK driving licence.
A utility bill, bank or building society statement, or credit card bill issued within the previous three months, providing evidence of residency at the correspondence address.
Registration facilities are available in the auction room from 6:30pm.
Please Note - The agent has not tested any apparatus, equipment, fixtures, fittings or services and cannot verify they are in working order or fit for their purpose, neither has the agent checked the legal documents to verify the freehold/leasehold status of the property. The buyer is advised to obtain verification from their Solicitor or Surveyor.
Viewing - Strictly by appointment only arranged through the Agents. Please [use Contact Agent Button] or telephone[use Contact Agent Button]
Solicitors - Mr James Proctor
SAS Daniels LLP
Riverside, Mountbatten Way
Congleton, CW12 1DY
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Websites - Www.grahamwatkins.co.uk
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Messres. Graham Watkins & Co. for themselves and for the vendor or lessor of this property whose agents they are, give notice that:
1.All statements do not constitute any part of, an offer of a contract;
2.All statements contained in these particulars as to this property are made without responsibility on the part of the Messrs. Graham Watkins & Co. or the vendor or lessor;
3.None of the statements contained in these particulars as to this property are to be relied on as statements or representations of fact;
4.Any intending purchaser must satisfy himself by inspection or otherwise as to the correctness of each of the statement contained in these particulars;
5.The vendor or lessor does not make or give also Messrs. Graham Watkins & Co., nor any person in their employment has any authority to make or give, any representatives or warranty whatsoever in relation to this property.
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