APPLEBY IN WESTMORLAND  - Sale by auction on Thursday, 14th May, 2009 in Great Asby Village Hall, Great Asby, Appleby at 7.00 p.m. prompt of the desirable and attractively situated farmhouse, range of traditional buildings and 65.70 acres/26.56 hectares or thereabouts of  sound meadow and pasture land

On instructions from Mr. G.I. Swainbank

APPLEBY IN WESTMORLAND

Particulars of the desirable and attractively situated farmhouse,
range of traditional buildings and 65.70 acres/26.56 hectares
or thereabouts of  sound meadow and pasture land
known as

HOWE SLACKS
DRYBECK
GREAT ASBY
APPLEBY IN WESTMORLAND

which is to be offered for sale by auction
(subject to conditions and unless sold previously)
on
Thursday, 14th May, 2009
in
Great Asby Village Hall
Great Asby, Appleby
at
7.00 p.m. prompt

SITUATION
The property is attractively situated on the outskirts of the hamlet of Drybeck, near Great Asby, Appleby, in open countryside, with Scale Beck running through the land.

DIRECTIONS
From Appleby, take the B6260 road to Orton and, in Hoff, turn left to Drybeck. In Drybeck, turn left to Great Asby and follow that road for about 1 mile and then turn left into the drive for Howe Slacks.
From the South, leave the M6 at Junction 38 (Tebay) and follow the B6260 towards Appleby and take the second turning to the right, signposted Drybeck and Great Asby. In Drybeck, turn left and almost immediately right (towards Great Asby) and follow that road for about 1 mile, before turning left into the drive for Howe Slacks.
A location plan is attached showing the location of Howe Slacks.

DESCRIPTION
The property consists of a farmhouse, a range of buildings and 65.70 acres/26.56 hectares of sound meadow and pasture land. To be offered for sale in one or more lots.
The main house is built with solid stone walls under a slate roof. The bathroom and lobby are timber framed with corrugated iron cladding and roof.

LOT 1 (as edged red on Plan No. 1)

This lot consists of the farmhouse, a range of traditional buildings and 20.98 acres/8.47 hectares of fertile meadow and pasture land, with an area of woodland, with Scale Beck forming an attractive frontage.
The house is in need of modernisation and repair and there is the possibility of the attached barn being used to form an extension, subject to planning permission being obtained.

The accommodation includes (all measurements are approximate)
Westmorland Porch with stone seat and wood shelves
Sitting Room – 15’3” x 12’ (4.69m x 3.69m) having an oak surround fireplace with back boiler and tiled inset, window seat, Georgian oak fitted cupboard and telephone point. Front aspect.
Dining Room – 12’ x 6’8” (3.69m x 2.05m) with blocked off fireplace. Front aspect.
Kitchen – 13’4” x 7’ max (4.10m x 2.15m) having a stainless steel single drainer sink unit, electric points and cooker point, telephone point and airing and cylinder cupboard. Rear aspect.
Pantry – 7’3” x 7’2” (2.23m x 2.20m) with stone and wood shelves and stone pillars. Rear aspect.
Lobby between Kitchen and Bathroom – 9’1” x 8’ (2.79m x 2.46m) having a rear door. Side aspect.
Bathroom – 8’10” x 8’4” (2.72m x 2.56m) with bath, wash basin and W.C.  Side aspect.

First Floor
Landing
Bedroom 1 – 12’2” x 9’4” (3.74m x 2.87m) Front aspect
Bedroom 2 – 12’9” x 12’1” ( 3.92m x 3.72m) Front aspect
Bedroom 3 – 9’9” x 7’2” (3.00m x2.21m) Rear aspect

Services
The house is connected to mains water and electricity. Private drainage.
The buildings are connected to mains electricity and water.

Council Tax
The property is in Band B for Council Tax purposes.  The amount payable for 2009/2010 is £1,175.56.

The Buildings
The buildings attached to the house are built of stone under slate roofs and include:-
3-bay barn with underhoused shippon for 9, shippon for 2, calf pen, shippon for 6 with granary above, stirk house for 5, coal and wood stores. Store
There is also a corrugated iron open fronted garage.
Range 2 includes a range built of concrete brick/block under asbestos roofs and comprising:-
Shippon for 8, provender store, former dairy, dairy and shippon for 6.
The Dutch Barn is a 3-bay barn built with timber and clad and roofed with corrugated iron.
Lambing shed.
Together with 20.98 acres/8.47 hectares of sound and fertile meadow and pasture land and a parcel of woodland situate surrounding the house and buildings.

Part of Scale Beck is also included within this lot.

LOT 2 (as edged green on Plan No. 1)
22.55 acres/9.12 hectares or thereabouts of sound meadow and pasture land with roadside access and with Scale Beck on one boundary.

LOT 3 (as edged blue on Plan No. 1)
17.23 acres/6.97 hectares or thereabouts of sound pasture land with access from the drive to Howe Slacks.

This land also borders Scale Beck.

LOT 4 (as edged orange on Plan No. 2)
4.94 acres/2.00 hectares or thereabouts of sound pasture land with access off the drive to Howe Slacks and Hayton Holme.

SERVICES
The land on Lots 1, 2 and 3 are watered by Scale Beck. Lot 4 does not have a water supply, the water trough on the land being served by a bowser as and when required.

LAND CLASSIFICATION AND SINGLE PAYMENT SCHEME
All the land is classified as Disadvantaged land and Entitlements under the Single Payment Scheme are to be purchased by the successful purchasers of the land, at the market value at the time of completion of the sale, in accordance with the Schedule below. RLE1 forms will be completed by M.B. Hodgson & Son and the outgoing tenant, Mr. E. Johnston, will cooperate in the submission of those forms to the RPA. The monies will be held by M.B. Hodgson & Son, as stakeholders, until the transfer has been confirmed by the RPA.
A fee of £100 plus VAT is payable to M.B. Hodgson & Son for each transfer.
The Entitlements were registered in 2005 and have been claimed against each year since, up to 2008. No claim will be made in 2009, as the deadline for doing so (15th May) is before the proposed completion date.
The Entitlements total 26.06 units and have a 2008 value of approximately €196.52 or £155.31per unit, before modulation, and will be divided as follows.

TENURE
The property is freehold and vacant possession will be given on completion.

METHOD AND ORDER OF SALE
The vendors reserve the right to alter the order of sale, amalgamate, withdraw or sub-divide any of the lots up to and including the time of the sale.

SPECIAL NOTE
The Contracts and Conditions of Sale under which we are to offer the property for sale will NOT be read out on the auction day but will be available for inspection at the offices of the Auctioneers and Solicitors from  5th May, 2009. Any intending purchasers should take the opportunity to read these documents as the sale will be held subject to the same. Any purchaser will be deemed to have bought subject to the same whether, in fact, he/she has read them or not.

VIEWING
The house and buildings will be open for viewing from 2.00p.m. to 4.00p.m. on the following days.

Tuesday, 7th April
Saturday, 11th April
Tuesday, 14th April
Saturday, 18th April
Tuesday, 21st April
Saturday, 25th April
Tuesday, 28th April
Saturday, 2nd May
Tuesday, 5th May

At all other times, by prior arrangement with the Auctioneers.

The land can be inspected at any reasonable time given possession of a set of these particulars.

USEFUL ADDRESSES

Eden District Council, Town Hall, Penrith, Cumbria. CA11 7QF
E-ON Electric, P.O. Box 7750, Nottingham. NG1 6WR
Rural Payments Agency, Eden Bridge House, Lowther St, Carlisle, CA3 8DX

MISDESCRIPTIONS ACT
Every care has been taken in preparing these sales particulars but if there is any point on which you would like further information, please contact us. The person dealing with the property will be pleased to check or supply you with further details which may be important to you, particularly if you are travelling some distance to view.

SOLICITORS
Messrs. Arnold Greenwood, Exchange Chambers, 8 & 10 Highgate, Kendal. LA9 4SX.
Tel: 01539 720049; Fax: 01539 726177; e-mail: info@arnoldgreenwood.co.uk;  DX No. 63400 Kendal

AUCTIONEERS
Messrs. M.B. Hodgson & Son, Sandylands Road, Kendal, Cumbria. Tel: 01539 816215/733555, Fax: 01539 733313.  After hours 015242 72477; e-mail: info@mbhodgson.co.uk