• Grade II listed 3 bedroom farmhouse & 4 bedroom farm cottage
• A range of traditional and modern farm buildings
• Approximately 127.94 Acres (51.77 ha) of agricultural land
• For sale by Private Treaty in up to 4 Lots

The Farmhouse

The Grade II listed farmhouse sits along the farm driveway and is located directly adjacent to the farm steading. The property is stone built under a slate roof and the accommodation comprises the following:

Ground Floor

Front door leading into hallway.

Off the hallway is a sitting room (14’7” x 11’11” (4.45m x 3.62m)) with a fireplace, wooden sash windows, wooden beams, wood panelling and a built-in corner cupboard.

On the opposite side of the hallway is a living room (15’5” x 12’8” (4.71m x 3.87m)) with a fireplace housing an open fire, night storage heaters, wooden sash windows to the front and rear elevation of the room and wooden beams.

Accessed off the Sitting room is the kitchen (16’4” x 10’6” (4.98m x 3.21m)) with wall and base units, oil fired aga, sink and single drainer, linoleum floor and wooden ceiling beams.

A door leads from the kitchen into a wooden framed double glazed garden room (14’6” x 11’11” (4.43m x 3.64m)) with a tiled floor and a door leading out into the rear garden. This room enjoys views of the adjacent farmland and views towards Souter Fell.

Stairs leading to the first floor.

First Floor

Bedroom (14’1” x 11’5” (4.28m x 3.48m)) - A double bedroom with front aspect and wooden sash window and a sink. This room has a loft hatch providing access to the roof space.

Bedroom (16’1” x 11’3” (4.89m x 3.44m)) - A double bedroom with front and rear aspect and wooden sash window, built-in wardrobe / cupboard, a sink in the corner of the room and a small ensuite bathroom with WC, corner shower cubicle and a night storage heater. The ensuite provides access to a large store room above the adjacent barn.

Bedroom (13’5” x 11’3” (4.09m x 3.44m)) - A double bedroom with front aspect, fireplace which is believed not to be in working order and a built-in cupboard.

First Floor cont'd...

Study / Office (9’5” x 5’10” (2.87m x 1.79m)) - A small room which would make an ideal office / study with a rear aspect window and which houses an airing cupboard.

Family Bathroom (11’4” x 6’11” (3.45m x 2.12m)) - With WC, wash hand basin, bath, corner shower cubicle with electric shower and a storage cupboard.

The property benefits from mains water and electricity, an oil fired aga, a shared septic tank with the farm cottage, a phone line and B4RN internet connection.

Blakehills Farmhouse (Outside)

The property enjoys a small front garden with lawned area and flower beds. The lawned back garden can either be accessed through the Garden Room or from the adjacent farmyard.

Farm Buildings

Attached to the southern elevation of the farmhouse is a stone under slate roof barn with various small storage areas and outdoor steps leading up to the loft area which comprises a storage area for the house. On the opposite side of the farmyard are the following:

Stone under slate roof barn with two monopitch lean-tos built in breeze block under corrugated tin sheet roofs.

A lofted stone under slate roof building.

A stone built byre under a slate roof with an earth floor.

A concrete block lean-to under fibre cement sheet roof utilised as a garage building and former sheep pens.

Farm Buildings cont'd...

Monopitch breeze block building under fibre cement sheet roof used for storage.

A four bay modern portal frame building, with concrete panel walls, air vent sheeting above, fibre cement sheet roof with a concrete floor which is partially fitted out with cubicles. This building has a large underground slurry storage tank. Adjacent to this is a large area of concrete which has been utilised for fodder storage.

The Land

The land included within Lot 1 extends to approximately 49.98 acres (20.23 hectares) or thereabouts being a mix of mowing and grazing land which in the main is southerly facing and undulating in nature.

The land lies within a ring fence and can all be easily accessed from the farm steading and has the benefit of a hard stone track leading from the farm steading westwards to the furthest parcels.

The Land cont'd...

On the most westerly boundary of this land is a large stone under slate roofed field barn which enjoys roadside access. This Lot benefits from common grazing rights on Mungrisdale Common – CL293 – please see common rights section for full details.

The land lies within the Severely Disadvantaged Area and is classified as Grade 4 under the former MAFF land classification system and the land lies between 190 metres and 200 metres above mean sea level.

The boundaries are a mix of post and wire fences and drystone walls which are generally in good condition throughout.

Blakehills Cottage

Blakehills Cottage is a semi-detached property which is attached to the northern elevation of the farmhouse. The property comprises of the following:

18th century gabled entrance porch with side seats and a 6 panel door in chamfered stone surround giving access in to the hallway with extensive wood panelling and a wooden court cupboard dated 1691.

Off the hallway is a large sitting room (17’3” x 14’10” (5.26m x 4.35m)) with a recently restored stone feature fireplace containing a Jotul wood burning stove and a tiled hearth. The room has a built in cupboard providing storage, and sash windows, complete with window seat which looks out on to the front garden. The room also has a night storage heater.

Blakehills Cottage - Ground Floor cont'd...

Through from the sitting room (and also enjoying access from the hallway) is the recently modernised kitchen (16’11” x 11’7” (5.16m x 3.52m)) with base units and integrated oven and hob,
sink and drainer and some original ceiling beams.

This room has a door leading out to the rear of the property.

Off the hallway is a pantry (13’11” x 8’6” (4.25m x 2.59m)) with stone shelves, a sink and a shower cubicle. Adjacent to this is a WC (4’11” x 8’6” x (4.25m x 2.59m)).

Off the other side of the hall is a further reception room (14’8” x 12’2” (4.48m x 3.72m)) with stone fireplace, an open fire, a sash window to the front aspect of the property and a night storage heater.
Original stone stairs leading to the first floor.

Blakehills Cottage - First Floor

A double bedroom (11’11” x 11’7” (3.62m x 3.52m)) with two sash windows facing the rear aspect of the property with an in-built cupboard housing a water tank and immersion heater and wooden glazed windows and a loft hatch giving access to the roof space.

A bathroom (14’3” x 5’11” (4.35m x 1.81m)) with sloping ceiling, bath, WC and a wash hand basin.

A double bedroom (16’6” x 9’3” (3.71m x 3.56m)) with a sash window to the front aspect of the property and a loft hatch giving access to the roof space.

A double bedroom (12’2” x 11’8” (3.71m x 3.56m)) with a sash window to the front aspect of the property.

Blakehills Cottage - First Floor cont'd...

A large double bedroom (15’1” x 13’0” (4.61m x 3.96m)) with sash windows looking to the front aspect of the property and a night storage heater.

The Vendors will leave within the cottage all curtains and carpets, together with the cooker. This property benefits from mains water, mains electricity, electric heating, a septic tank shared with the farmhouse, phone line and 1 Gb B4RN WiFi.

Blakehills Cottage (Outside)

The Cottage benefits from a front garden which follows round the northern elevation and provides access to the rear garden which gives expansive views over the surrounding farmland and Souter Fell.

To the front of the property is a grassed and hardcore parking area which provides separate parking for the Cottage.

On the opposite side of the parking area is a fenced off area for additional garden land.

Approximately 22.25 Acres (9.00 Hectares) of Upland Grazing Land

Lot 3 comprises a single parcel of steep upland pasture extending to 21.39 acres (8.66 hectares) or thereabouts together with a small parcel of mixed ghyll woodland extending to approximately 0.86 acres (0.35 hectares). This block of land enjoys direct roadside access from the minor public highway running from Mungrisdale village to the A66. It is easterly facing and steep in parts.

The land is boundered by a mix of drystone walls and post and wire fencing which are generally in good condition throughout.

This Lot benefits from common grazing rights on Mungrisdale Common – CL293 – please see common rights section for full details.

The land lies within the Severely Disadvantaged Area and is classified as Grade 4 under the former MAFF land classification system and the land lies between 210 metres and 300 metres above mean sea level.

55.40 Acres (22.42 Hectares) of Agricultural Land

The land in Lot 4 comprises a ring fenced block of land which enjoys roadside access and also access via a hard track running along the northern most boundary.

The land is a mix of pasture land and mowing land of varying qualities. It is boundered by a mix of post and wire fencing and drystone walls, all of which are in a fair state of repair throughout.

This Lot benefits from common grazing rights on Mungrisdale Common – CL293 – please see common rights section for full details.

The land lies within the Severely Disadvantaged Area and is classified as Grade 4 under the former MAFF land classification system and lies between 180 metres and 230 meters above mean sea level.

Method of Sale

The property is offered for sale by Private Treaty in up to 4 Lots.
The Vendors and sole selling Agents reserve the right to alter or divide the property or to withdraw or exclude any of the property at any time.

The Vendors reserve 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 likely 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 property is offered for sale freehold with vacant possession upon the date of completion.

Access

Blakehills Farm enjoys direct access from the public highway, with Lots 3 & 4 also benefitting fom direct roadside access.

Blakehills Cottage enjoys a right of access over the entrance drive to the farm, and is responsible for 1/6th of the cost of maintenance of the access drive.

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.

Any Purchasers will be deemed to have satisfied themselves as to the nature of such restrictions and are advised to contact the Vendors' Solicitors for details:

Cartmell Shepherd Solicitors, Montgomery Way, Carlisle, Cumbria, CA1 2RW. Ms Katherine Pretswell - Walker acting

It should be noted that there are overhead lines across the property together with a water pipe.

There are also various public footpaths running across the property. Please see the location plan for the routes.

Blakehills Farmhouse and Cottage are Grade II listed.

Blakehills Cottage enjoys a right of access over the length of the access track from the public highway along the route shaded light green.

Sporting & Mineral Rights

The sporting and mineral rights are included in the sale insofar as they are owned by the Vendors, save for all the parcels within Lot 4 except parcel 257, which are former copyhold of the Manor of Greystoke and therefore the mines and minerals are excepted.

Common Rights

Blakehills benefits from the right to graze 240 ewes and followers (to include shearlings) and 60 gimmer hoggs on Mungrisdale common – CL293.

If the farm is sold in Lots, the common rights are atrributable to each Lot in the following numbers:

Lot 1 – 93.23 ewes and 23.31 hoggs
Lot 2 – 0.34 ewes and 0.08 hoggs
Lot 3 – 41.96 ewes and 10.49 hoggs
Lot 4 – 104.47 ewes and 26.12 hoggs

These figures are provisional and subject to confirmation by the Commons Authority at Cumbria County Council.

It should be noted that these rights have not been exercised in recent years and any prospective Purchaser should make their own enquiries in regard to the position with regard to exercising these rights.

Basic Payment Scheme (BPS)

There are no historic BPS de-linked payments attached to the property.

Post Code

The post code for Blakehills Farm and Cottage is CA11 0SZ.

Council Tax

Blakehills Farmhouse falls within Council Tax Band E and Blakehills Farm Cottage falls within Council Tax Band D within the Westmorland and Furness District Council area

EPC Rating

Blakehills Farmhouse has an EPC rating of Band F.
Blakehills Farm Cottage has an EPC rating of Band E

Land Status

The land is classified as Grade 4 under the former MAFF land classification system.

Quotas & Environmental Schemes

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

The farm is not within any environmental scheme at present.

Fixtures and Fittings

All fixtures and fittings referred to in these particulars will be included in the sale, unless stated otherwise. There maybe some fixtures, fittings and furniture available to purchase through separate negotiation with the Vendors at the point the sale is agreed.

Boundary Responsibility

As far as the Vendors are aware the responsibility of the boundaries are shown on the sale plan by inward facing ‘T’ marks. When no mark is shown no further information is available.

Measurements

Measurements are approximate and must not be relied upon. Maximum appropriate room sizes are given to the nearest 0.05m (2ʺ).

Plans and Schedule of Areas

The plans attached to these particulars are based on Ordnance Survey National Grid and are for reference only. Purchaser(s) will have deemed to have satisfied themselves of the land and schedule.

Control of Asbestos at Work Regulations

The Regulations came into force on 21st November 2002. Any Purchaser(s) should satisfy themselves of the nature of any asbestos material in the property.

Health & Safety

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

Viewing & Further Information

Viewings of Blakehills Farm and Farm Cottage are strictly by appointment only. Please contact Jo Edwards at PFK Rural on 01768 866611 to arrange a convenient appointment.

Inspections of the land may be undertaken at any reasonable daylight hour whilst in possession of a copy of these particulars.

Money Laundering Obligations

The 2017 Regulations require us to take reasonable steps to obtain satisfactory evidence of client identity before accepting any instruction amounting to professional work on your behalf. For private individuals this will involve copying and retaining on the client’s file driving licence or full passport and a recent utility bill or bank statement. For corporate clients reasonable steps may include a Companies Registration Office Search or certified copy of incorporation. In all cases we must retain copy documents on the client’s file for at least five years and the completion of the work.

Services

Both Blakehills Farmhouse and Cottage benefit from mains electricity, mains water, foul drainage is via a shared septic tank with both properties. It should be noted that the septic tank may not meet current requirements and prospective Purchasers should make their own investigations.

A phone line is connected to the Farmhouse and Cottage. Both properties benefit from WiFi connection via B4RN.

The land benefits from a mix of natural and mains water supplies throughout.

Authorities

Westmorland & Furness Council
Town Hall, Penrith, Cumbria, CA11 7QF

Lake District National Park
Murley Moss, Oxenholme Road, Kendal, Cumbria, LA9 7RL

United Utilities
Dawson House, Great Sankey, Warrington, WA5 3LW

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: May 2024
Particulars Prepared: May 2024
Photographs Taken: February & April 2024