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LOT 1: Luham Farm - CLOSING DATE FOR OFFERS SET

  • £POA
  • Edenhall, Penrith, CA11 8TA
  • Detached (House)

SELECT PROPERTY INFORMATION

Grade II Listed farmhouse, range of traditional and modern farm buildings and 7.34 acres.
For sale by Private Treaty
CLOSING DATE FOR OFFERS
12 NOON FRIDAY 12TH JULY 2019

Luham Farm is located in north Cumbria and to the north east of the market town of Penrith. It sits in a secluded location but is just 3½ miles north east of Penrith in the parish of Edenhall, a picturesque village on the River Eden. The property enjoys views out across the north Pennines.

Mains electricity is connected to the farmhouse. Drainage from the farmhouse is to a private septic tank located within Lot 1. The water supply is via a spring fed supply. A BT line is connected to the farmhouse subject to the Company’s usual regulations. In addition, Broadband is also available via this connection. Luham Cottage also benefits from the same services as the farmhouse. The land is watered via a mix of natural supplies and troughs supplied from the spring fed supply.

Luham Farm is a renowned farm within the locality and has been farmed by the same family since 1897. The property is still being run as a farm in its own right and benefits from having been managed to a high standard for many years

Luham Farm is situated close to the small village of Edenhall which is the home of the Edenhall Country House Hotel and restaurant. Just 1 ½ miles to the east is the village of Langwathby which boasts a primary school of a very high standard, together with a small village store and a popular pub.
Penrith provides all the amenities you would expect from a County town of its size including primary and secondary schools, a range of shops and a leisure centre and also benefits from having a livestock market. It also has excellent transport connections with access to the A66 Trans Pennine route and the M6 motorway, together with a station on the West Coast main line railway.
The City of Carlisle is located approximately 20 miles to the north and whilst the property lies in a quiet corner of the Eden Valley in the foothills of the north Pennines, both the Lake District and the Yorkshire Dales National Park are easily accessible.

Luham Farmhouse is a large Grade II Listed house which is in need of full modernisation but has many charming traditional features.
The property is of sandstone construction under sandstone slate roof tiles. The house benefits from mains electricity, partial oil- fired central heating and a spring fed water supply. The accommodation comprises:

Kitchen

Door leading into the Kitchen (2.92m (9’ 7”) x 4.11m (13’ 6”)) with fitted units, built in oven, hob and grill, single sink and drainer.

Utility Room (2.20m (7’ 3”) x 5.92m (19’ 5”))

With fitted units and worktops.

Utility Room (4.91m (16’ 1”) x 4.11m 13’ 6”))

This room gives access to the front garden.

Living Room (2.52m (8’ 3”) x 9.16 ma (30’ 1”))

With fireplace and serving hatch through to lounge and door to the outside.

Hallway (4.91m (16’ 1”) x 3.2m (10’ 6”))

With built in cupboard. Off the Hall is the front door of the property opening into a wooden Porch giving access to the front garden.

Dining Room (4.91m (16’ 1”) x 5.64m (18’ 6”))

with fireplace with marble effect mantle, hearth and surround, windows overlooking the front garden.

Lounge (4.91m (16’ 1”) x 5.46m (17’ 11”))

With fireplace with tiled mantle, hearth and surround and 2 built in cupboards either side of the fireplace, hatch through to living room.

Downstairs w.c. (2.52m (8’ 3”) x 4.17m (13’ 8”))

With w.c., wash hand basin, heated towel rail and built in cupboard.

Bedroom 1 (3.92m (9’ 7”) x 3.43m (11’ 3”))

Single bedroom with window overlooking the rear of the property and built in cupboard.

Bathroom

With w.c., wash hand basin, bath and built in cupboard.

Bedroom 2 (4.91m (16’ 1”) x 4.28m (14’ 1”))

Double bedroom with window overlooking the front garden, night storage heater and fireplace.

Bedroom 3 (3.72m (12’ 2”) x 4.14m (13’ 7”))

Double bedroom with window overlooking the front garden.

Bedroom 4 (4.91m (16’ 1”) x 5.85m (19’ 2”))

Double bedroom with window overlooking the front of the property, built in wall cupboard and fireplace.

Store (4.91m (16’ 1”) x 4.11m (13’ 6”))

This room houses the cold water tank and pump for the central heating.

Bedroom 5 (2.5m (8’ 3”) x 3.07m (10’ 1”))

Single bedroom with window overlooking the Courtyard and night storage heater.

Bedroom 6 (4.91m (16’ 1”) x 4.28m (14’ 0”))

Double bedroom with fireplace and window overlooking the front garden.

Bedroom 7 (4.91m (16’ 1”) x 4.14m (13’ 7”))

Double bedroom with window overlooking the front garden, built in wardrobe and cupboard. Night storage heater.

Bedroom 8 (2.92m (9’ 7”) x 2.90m (9’ 6”))

Single bedroom with window overlooking the Courtyard and night storage heater.

Outside

To the front of the property is a lawned area leading down to a small beck which runs through the front garden with a further area of flower beds, lawn and woodland accessed over a small stone slab bridge.
To the rear of the property is a Courtyard area surrounded on the other three sides by a range of traditional farm buildings.
On the southern elevation of the farmhouse is a sandstone under sandstone flagged roof building with part being lofted and the other part not.

Luham Cottage

The Cottage benefits from a mains electricity, oil fired central heating and a spring fed water supply.
The accommodation comprises:

Bathroom

With w.c., wash hand basin, bath and radiator.

Kitchen (3.64m (11’ 11”) x 2.42m (7’ 11”))

With fitted base units, sink and drainer.

Utility Room (3.63m (11’ 11”) x 1.91m (6.3”) max)

With fitted cupboards and plumbing for washing machine.

Lounge/Diner (4.93m (16’ 2”) x 5.80m (19’ 0”) max)

With open fire in brick fireplace and stone hearth.

Bedroom 1 (4.95m (16’ 3”) x 4.77m (15’ 8”) max)

With window overlooking the garden

Bedroom 2 (2.43m (8’ 0”) x 5.56m (18’ 3”))

With window overlooking the yard area

Farm Buildings

Opposite the farmhouse is a range of traditional buildings forming a Courtyard. These buildings comprise as follows.
Stable (9.37m (30’ 9”) x 4.99m (16’ 4”)) Store (3.06m (10’ 0”) x 4.99m (16’ 4”)) Outbuilding (4.20m (13’ 9”) x 4.99m (16’ 4”)) Covered Passage giving access to Cattle Court to the rear Store (4.09m (13’ 5”) x 4.99m (16’ 4”))
This whole range of buildings is built of sandstone with a corrugated sheet roof and the range is all lofted.

Byre 4.09m (13’ 5”) x 20.43m (67’ 0”))

This building is stone built with sandstone roof tiles and is single storey.

Former Dairy (4.09m (13’ 5”) x 5.84m (18’ 0”)) Store (4.09m (13’ 5”) x 3.25m (10’ 8”)) Store (4.09m (13’ 5”) x 3.22m (10’ 7”)) Covered Passage giving access to second farmyard Outbuilding (4.92m (16’ 2”) x 5.48m (18’ 0”))

This section of the Courtyard buildings is built of sandstone under a sandstone slate roof and is two storeys with the upper storey accessed by stairs on the outside of the building giving access to a Store Room (4.93m (16’ 2”) x 5.48m (18’ 0”)) with door through to further Store Room (5.60m (18’ 4”) x 11.96m (39’ 3”)).

Barn (7.09m (23’ 3”) x 5.48m (18’ 0”)) double height barn with large doors on the northern elevation housing two feed silos. Store (5.00m (16’ 5”) x 5.48m (18’ 0”))

Wash House (3.47m (11’ 5”) x 5.48m (18’ 0”)) with w.c. and housing the oil boiler for the house. Above this is a further Store ((3.47m (11’ 5”) x 5.48m (18’ 0”)).

To the north west side of the Courtyard is a more modern Cattle Court Building (18.50m (60’ 8”) max x 19.43m (63’ 9”) max) comprising steel stanchions, fibre cement sheet roof and Yorkshire boarding. This comprises loose housing for cattle currently split into four pens with a covered feed passage and a bull pen to the opposite side (not included in measurement).

Implement Shed

Pole barn with timber sides and corrugated sheet roof. This building houses the water pump which supplies the house, cottage, farm buildings and some of the land with water.

Stone under slate roof Old Smithy and Outhouse in a dilapidated state of repair. In the north eastern yard is a feed silo.

The Land

Included in Lot 1 are 2 field parcels measuring a total of 7.34 acres (2.97 ha) of permanent grassland. The land lies in the Non Severely Disadvantaged Area for BPS purposes and is classified as Grade 3 under the former MAFF Land Classification System. The land benefits from both a natural water supply, together with a trough on the spring fed supply and lies between 95m and 105m above mean sea level.

Luham Farm is offered for sale by Private Treaty. The Vendor and Sole Selling Agents reserve the right to alter or divide or amalgamate the property or to withdraw or exclude any of the property at any time.
The Vendor reserves the right to vary any of the Terms and Conditions of Sale or to change the method of sale without notice.
For this reason, we recommend that potential purchasers should register their interest with the Agents as soon as possible in order that they may be kept abreast of any changes to the marketing of the land.

Tenure

The land is offered for sale Freehold upon completion. The land and farm buildings are currently let on a written licence which runs until 11th October 2019. Completion can be at any time but occupation of the land and the farm buildings will not be available until after the end of the current agreement on 12th October 2019.

Wayleaves, Easements, Covenants & Rights of Way

The property is sold subject to all rights including rights of way, whether public or private, light, support, drainage, water and electricity supplies and other rights and obligations and easements, quasi easements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains, and water, gas and other pipes, whether or not referred to in these particulars.
In particular, if Lots 1 and 2 are sold separately, it will be responsibility of the Purchaser of Lot 2 to erect a stockproof boundary along the line marked A-B on the attached sale plan within 28 days of completion of the sale.
Any Purchaser will be deemed to have satisfied themselves as to the nature of such restrictions and are advised to contact the Vendor’s Solicitors for details:
Cartmell Shepherd Solicitors, Bishop Yards, Penrith, Cumbria CA11 7XS Ms Bethan Griffiths acting T. 01768 862326 E.bethan.griffiths@cartmells.co.uk

Plans & Schedule of Areas

The plans attached to these Particulars are based on the Ordnance Survey, National Grid and Rural Land Registry and are for reference only. Any Purchaser will be deemed to have satisfied themselves as to the land and schedule.

Sporting & Mineral Rights

The sporting and mineral rights are included within the sale in so far as they are owned by the Vendors.

Basic Payment Scheme (BPS)

All the land lies outwith the Severely Disadvantaged Area for the purposes of Basic Payment Scheme (BPS). BPS for 2019 has been claimed and the Purchaser(s) will be required to comply with the terms of the 2019 application and will indemnify the claimant against any breaches in the conditions in particular in relation to Cross-Compliance. For the avoidance of doubt there are no BPS entitlements included within this sale.

Money Laundering Obligations

As part of the new Money Laundering Regulations (The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017) relating to property transactions the Selling Agents are obliged to carry out Customer Due Diligence checks on any Buyer prior to a transaction being completed.

Services

Mains electricity is connected to the farmhouse. Drainage from the farmhouse is to a private septic tank located within Lot 1. The water supply is via a spring fed supply. A BT line is connected to the farmhouse subject to the Company’s usual regulations. In addition, Broadband is also available via this connection. Luham Cottage also benefits from the same services as the farmhouse. The land is watered via a mix of natural supplies and troughs supplied from the spring fed supply.

Council Tax

Luham Farmhouse falls within Council Tax Band F and Luham Cottage falls within Band B both within the Eden District Council area. Council Tax Band F is currently £2,604.87 and Council Tax Band B is currently £1,402.62 for the 2018-19 financial year (verbal enquiry only).

Post Code

The post code for the property is CA11 8TA.

Land Status

There is a mix of Grade 2 ,3 and 4 land at Luham, with the majority of land being classified as Grade 3 under the former MAFF Land Classification System.

Quotas

For the avoidance of doubt, there are no livestock quotas or milk quotas included in the sale.

Environmental Schemes

There are no current environmental schemes on the holding.

Boundaries

As far as the Vendor is aware, the responsibility for the boundaries is shown on the sale plan by inward facing ‘T’ marks. Where no mark is shown, no further information is available.

Fixtures & Fittings

All fixtures and fittings referred to in these particulars will be included within the sale unless otherwise stated.

Measurements

The measurements are approximate and must not be relied upon. Maximum appropriate room sizes are given to the nearest 0.05 metres (2 inches). Farm buildings are measured externally (unless otherwise stated) to the nearest 0.5 metres (20 inches).

Control of Asbestos at Work Regulations

The Regulations came into force on 21st November 2002. Any Purchaser should satisfy themselves as to the nature of any asbestos material on the property.

Health & Safety

Given the potential hazards of a working farm, we would request that you take as much care as possible when making your inspection of the property for your own personal safety, in particular around the farm buildings. Please also respect any livestock on the property and do not cause any disturbance to them.

Viewings & Further Information

Viewings of Luham is strictly by appointment only. Please contact PFK Land Agency to arrange a convenient appointment. If you require any further information please contact Jo Edwards at PFK Land Agency by telephone on 01768 866611 or by email: joedwards@pfk.co.uk

Authorities

Cumbria County Council The Courts, Carlisle, Cumbria, CA3 8NA Email: information@cumbriacc.gov.uk Web: www.cumbria.gov.uk
Eden District Council Town Hall, Penrith, Cumbria, CA11 7QF Tel : 01768 817817 Email: customer.services@eden.gov.uk Web: www.eden.gov.uk
United Utilities Dawson House, Great Sankey, Warrington, WA5 3LW Tel: 01925 237000 Fax: 01925 237073 Email: info@uuplc.gov.uk Web: www.unitedutilities.com
Rural Payments Agency PO Box 352, Worksop, S80 9FG Tel: 03000 200 301 Email: ruralpayments@defra.gsi.gov.uk Web: www.rpa.gov.uk

General Reservations

The right is reserved to the Vendor(s) to amend, alter and incorporate fresh provisions as appropriate in respect of the above matters.
First Edition: Particulars Prepared: May 2019
Photographs Taken: March and May 2019

Referral & Other Charges

PFK work with preferred providers for the delivery of certain services necessary for a house sale or purchase. Our providers price their products competitively, however you are under no obligation to use their services and may wish to compare them against other providers. Should you choose to utilise them PFK will receive a referral fee: Napthens Property Lawyers/Conveyancing Service - completion of a sale or purchase, PFK will receive a referral fee of £180 per transaction; Pollard & Scott/Independent Mortgage Advisors – arrangement of mortgage & other products/insurances, PFK will receive a referral fee - the average fee earned in 2018 was £226.32; ETSOS/EPC and Floorplan Providers - EPC and floorplan 66.00, EPC only £24.00, floorplan only £6.00. All figures quoted are inclusive of VAT.

Property Floorplan

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