4 bedroom detached house for sale

A most attractive Residential Holding enjoying a private rural position benefiting from a traditional farmhouse (4 beds), an extensive range of traditional farm buildings with development potential (STP), further adaptable modern buildings, productive pasture and woodland. In all about 120.69 Acres.


INTRODUCTION
A beautifully situated and unspoilt traditional holding affording considerable residential, agricultural and amenity appeal centred upon a well proportioned 19th century farmhouse, now in need of renovation, with an excellent range of traditional stone barns, further adaptable modern buildings, pasture and woodland.
Kempland Farm provides lifestyle options in an outstanding rural setting.

DESCRIPTION
Kempland Farm represents a most attractive residential holding occupying a superb rural position enjoying fine countryside views. The property has been in the ownership of the current vendors’ family for almost 90 years. Having recently become vacant, this sale affords prospective purchasers an extremely rare opportunity to acquire an unspoilt and adaptable holding, formerly operated as a traditional mixed farm, although in more recent years utilised primarily for the grazing of cattle, sheep and associated fodder production.
The holding is centered upon a substantial detached farmhouse which dates from the 1800’s and is not listed. The current house, which was re-roofed in the winter of 2022/23, is believed to have been a replacement for an earlier farmhouse, part of which still remains in the farmyard. The farmhouse provides well proportioned four bedroomed accommodation which, despite now requiring renovation throughout, undoubtedly offers the potential to create a superb country residence enjoying an outstanding rural setting.
An extensive range of traditional farm buildings afford considerable potential, subject to obtaining any necessary planning consents, for conversion to residential, commercial, holiday or other ancillary uses, whilst a further range of adaptable modern farm buildings may also appeal to those prospective purchasers with agricultural and equestrian interests.
The farmstead enjoys an outstanding and exceptionally private position, tucked away at the end of a long entrance track and overlooking both its own surrounding land and the unspoilt North Devon countryside beyond. An excellent block of level and gently undulating traditional pasture surrounds the farmstead, bordered to the north by the small river know as the Huntacott Water. Attractive parcels of mixed deciduous woodland are contained within the land.
The land may be well suited to a variety of agricultural, equestrian, conservation, sporting or other amenity uses.
Kempland Farm extends in total to about 120.69 Acres (48.86 Ha) and is offered for sale as a whole as described within these sale particulars.

THE FARMHOUSE
The farmhouse is believed to comprise of mainly stone and rendered elevations beneath a recently replaced slate roof, with mainly original timber sash single glazed window units. The accommodation, which has remained relatively unchanged for many years and would now benefit from renovation and updating throughout, is accessed via an entrance porch leading into a main hall with stairs rising to the first floor. To the left a lovely light sitting room enjoys a dual aspect and fine views, containing a fireplace in a cast iron surround with cupboards to either side. The large dining room to the right of the main entrance hall also contains a fireplace in a brick surround. From the main hall, an inner hall has rear stairs rising to the first floor, with an original dairy off still containing slate cold shelves. A walk-in store room is situated partially beneath the rear stairs. The good sized kitchen/breakfast room contains a range of base cupboard and drawer units with an inset stainless steel sink. A large inglenook style fireplace has been inset with a solid fuel Rayburn stove, with an original bread oven to the side. A further understairs cupboard is situated below the main stairs. From the kitchen a door leads out to the boot room, containing a Belfast sink, with a further door out to a dilapidated lean-to conservatory. On the first floor a main landing serves four good sized double bedrooms, three of which contain Victorian style fireplaces (now sealed). A family bathroom is located off the rear landing.
For approximate room dimensions and layout please refer to the enclosed floorplan.

OUTSIDE
The property is approached over a long entrance track, leading into a private drive which passes to the front of the house and continues into the traditional farmyard. A spur off the main drive provides separate access to the modern farm buildings. The house is sat in large mainly lawned gardens, with some flower and shrub borders and a timber Garden Store. A former fruit cage and vegetable garden are also contained within the gardens.

THE FARM BUILDINGS
Serviced by concrete yard areas and tracks, the extensive and adaptable farm buildings primarily comprise two ranges, the original traditional buildings lying to the south of the farmhouse, with the more modern buildings immediately to the east of these. The buildings are currently utilised for the housing, feeding and rearing of livestock, although they may afford potential for replacement or adaptation to alternative uses.
The holding boasts a superb range of traditional farm buildings which may afford significant development potential, subject to obtaining any necessary change of use planning consent. Situated around the original farmyard, the traditional buildings briefly comprise the following:-
Stone and slate roofed five bay open fronted Linhay, approx. 12m x 5.2m, currently used as a car port.
Former Shippon, approx. 11.6m x 4.4m, of stone and profile steel roofed construction with loft over.
Substantial stone and slate roofed Traditional Barn, divided into two parts, the first approx. 11.9 x 4.9m, with a mezzanine style loft over part, plus approx. 12.5m x 8.3m, containing former calf pens. Adjoining to the rear is the original Round House, approx. 7m max. x 6.9m max., beneath a slate roof, with its original large main beam. Further adjoining at right angles to the front elevation of the barn is stone and slate roofed part, approx. 8m x 3.5m.
On the lower side of the yard is a stone and slate roofed range of former Pig Pens, approx. 18m x 4.6m, with timber cladding to the front.
A stone and slate roofed two storey building is believed to represent the Former Farmhouse, approx. 6.2m x 4.2m, containing the remains of an inglenook fireplace with bread oven and chimney. This building is currently used as loose housing, with an open fronted loft over. To the front is a Covered Yard with an adjoining range of dilapidated former Calves Houses, approx. 15.6m x 2.5m.
To the rear of the above is a later range of block and profile steel roofed former Pigs Houses, overall approx. 25m x 6m, containing 20 pens.
Situated to the south of the farmyard is a block, timber and fibre cement roofed Pig Shed, approx. 21.8m x 5.6m, with a central access passage and block divisions creating 10 pens.
Beyond this is a further former pig shed of similar construction adapted to create a Covered Yard, approx. 19.4m x 10.6m, opening directly onto the adjoining land.
The modern buildings benefit from a separate access track leading off the main drive and may be briefly described as follows:-
Substantial timber and profile steel roofed Lambing Shed, approx. 47m x 12m, with a concrete apron to the front used for sheep handling.
Timber pole and gi roofed Sheep Shed, approx. 14m x 12m, open sided.
Dilapidated former Nissen Hut, approx. 11m x 8m max.
Three bay open fronted Fodder Barn, approx. 13m x 5.5m, with adjoining lean-to Covered Yard, approx. 13m x 5.6m, opening to a further Cattle Shed, approx. 17.4m x 5.6m.
A large concreted hard standing area is used for round bale silage storage.
Adjoining the entrance track to the buildings is a dilapidated four bay open fronted Pole Barn, approx. 13m x 3.5m.

THE LAND
The farmstead is beautifully positioned with its surrounding land, which comprises an excellent block of gently and moderately sloping pasture divided into a number of convenient enclosures, currently utilised for the grazing of livestock and fodder production. The land on the northern boundary slopes gently down to the small river known as the Huntacott Water, with an attractive block of mixed deciduous woodland lying adjacent to this watercourse, incorporating small areas of culm grassland. Together with further parcels of woodland lying on the southern and eastern boundaries, the total amount of woodland on the holding amounts to approximately 21 acres, affording significant amenity and conservation appeal. To the south west of the farmstead the land slopes down into a small valley, with a pretty stream flanked by traditional pasture. On the opposite side of the stream the land rises up with a gated access available direct from the quiet council road on the southern periphery. Kempland Farm extends in total to about 120.69 Acres as shown shaded pink on the attached identification plan.

SERVICES & OUTGOINGS
The property benefits from mains electricity and water supplies. Drainage of the farmhouse is to a private system. Please note, the drainage system may require attention and upgrading and prospective purchasers should carry out their own investigations.
Council Tax: Local Council Tax on the house, Band D, together with the usual service and environmental charges.

BASIC PAYMENT SCHEME
The Basic Payment Scheme has now ended and the land will be sold without any entitlements or de-linked payments.

AGRI-ENVIRONMENT SCHEMES AND DESIGNATIONS
It is understood that the land is not currently subject to any agri-environment schemes. The land lies within a Nitrate Vulnerable Zone.

TOWN & COUNTRY PLANNING
Local Planning Authority - North Devon Council, North Devon Council, Lynton House, Commercial Road, Barnstaple, EX31 1DG [use Contact Agent Button] [use Contact Agent Button]
The current use of the farm buildings is agricultural although there may be scope for prospective purchasers to consider alternative uses within the farm buildings, subject to obtaining the necessary planning consent. It is understood that the majority of the buildings were considered to be in agricultural use in March 2013 and may therefore meet the criteria for prior approval under Class Q of the Town & Country Planning (General Permitted Development) Order 2015.

FIXTURES & 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.
We understand that the property benefits from a right of way over the initial part of Kempland Lane, as shown coloured brown on the attached identification plan. There is an historic right of way across the property which we understand has not been exercised in modern times, further details are available from the Agents. The property is offered and as far as required by the Vendors will be conveyed subject to all other rights of way, easements, wayleaves, privileges and advantages, either public or private, whether specifically referred to in these particulars of sale or not.

IMPORTANT NOTICE
AGENTS NOTE: Please note that we have been instructed to sell this property on behalf of a deceased estate and full clearance of the land and buildings cannot be guaranteed and therefore the property is being sold as seen.
We would further note that it is suspected, although impossible to determine without expert assistance and analysis, that the fibre cement sheets used in the construction of some of the buildings may contain asbestos.
Greenslade Taylor Hunt, their clients and any joint agents give notice that:-
They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. 
They assume no responsibility for any statement that may be made in these particulars.  These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.
2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Greenslade Taylor Hunt has not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.
3. We have not made any investigations into the existence or otherwise of any issues concerning pollution of land, air or water contamination and the purchaser is responsible for making their own enquiries in this regard.

ADDITIONAL INFORMATION
Broadband: Broadband is available—highest available download speed 24 Mbps, highest available upload speed 1 Mbps. (based on Openreach data).
Mobile Coverage: Potentially available via THREE, O2, and VODAFONE. For an indication of specific speeds and supply or coverage in the area we recommend contacting your own provider. (Based on Ofcom data).
Flooding: The farmstead is in an area at a very low risk of flooding from River/Sea and from Surface Water (defined as the chance of flooding each year as less than 0.1%).

FARM PROPERTIES HEALTH & SAFETY NOTICE
All persons wishing to view the property do so entirely at their own risk. Neither the Vendors or their Agents will be held liable for any damage or injury that may occur when interested parties are visiting the property. A working farm is a potentially hazardous environment and for prospective purchasers own personal safety, please be vigilant when viewing, particularly around the farmyard and in fields containing stock. All persons viewing the property are asked to observe the country code and close all gates.

MEASUREMENTS AND OTHER INFORMATION
All measurements are approximate. Any field numbers and areas shown on the attached plan are based on the Ordnance Survey and are for identification purposes only. They do not necessarily correspond either with the National Grid plan numbers or with those produced on the Rural Land Register.
Whilst we endeavour to make our sales particulars as accurate and reliable as possible, if there are any point which is of particular importance to you please contact the office, especially if you are contemplating travelling some distance to view the property. We have not tested any of the equipment, appliances, central heating or services.

Ref: STM240152

Enjoying a quiet and tucked away rural position Kempland Farm affords exceptional privacy, being surrounded by beautiful Devon countryside. The property is accessed from the quiet council road via a right of way over a long stone track known as Kempland Lane, the last section of which is a sealed private driveway leading to the farm. Kempland benefits from superb countryside views overlooking a pretty valley with a stream which feeds into the larger valley of the Huntacott Water, a small tributary of the River Taw system. The local town of Chulmleigh provides a thriving and very active local community which has managed to retain a good range of local services including highly regarded primary and secondary schools, a sports centre, post office, various shops, a health centre, dentist, public houses, restaurants, a historic town hall and a Par 3 golf course.
To the east the B3137 and to the west the A377 provide convenient access to the surrounding districts and the larger towns of South Molton, Crediton and Barnstaple, each providing an extensive range of everyday shopping, recreational and educational facilities. There are rail stations on the Barnstaple to Exeter (Tarka) line at Eggesford and Kings Nympton. Mainline intercity rail links are available at Tiverton Parkway (London Paddington approx. 2 hours) with international airports at Exeter and Bristol.
Kempland Farm lies in the beautiful band of countryside between Exmoor and Dartmoor, a predominantly agricultural landscape primarily comprising pasture and arable land interspersed with an abundance of woodland and pretty river valleys. Exmoor to the north offers wonderful moorland scenery with many foot and bridle paths, whilst the spectacular North Devon coast is easily accessible with lovely sandy beaches at Instow, Saunton Sands, Croyde Bay, Putsborough and Woolacombe.