Property Details

AUCTIONEERS FOREWORD

McCartneys are delighted to be favoured with instructions to offer for sale by public auction this significant and delightfully situated Georgian residence. Occupying a fine position with lovely views of the surrounding border countryside the property is believed to have originally been built as the home for the resident agent on the Boultibrook Estate. Indeed in the Drawing Room is the original hatch whereby tenants on the estate made their rental payments.

Retaining many original and period features the property dates back to the early part of the 19th Century. The house is Grade II listed and built of a mellow red brick under a roof of Welsh slate. The property only comes onto the market as the present owners have recently retired from farming and decided to “downsize”. The presentation of this property for sale is an outstanding opportunity for anyone looking to acquire a unique and charming country residence which is located in the beautiful border countryside and yet very accessible.

Having the benefit of a southerly aspect overlooking the Lugg Valley, Stocken lies just to the north of Prsteigne which is the former County town of Radnorshire and famed for its Annual Arts Festival and its quality of everyday life. In August 2006 Presteigne was awarded 2nd place in the Sunday Telegraph “Top Ten Places to Live in Great Britain”.

GENERAL REMARKS AND STIPULATIONS
Situation
Stocken Farmhouse lies 1½ miles due north of Presteigne. The property is approached via the by-raod which runs from Presteigne towards Reeves Hill and Knighton.. Presteigne has a range of good local amenities whilst the town of Leominster is some 14 miles distant and this has excellent shopping and recreational facilities. The Cathedral City of Hereford is some 25 miles to the south and has extensive recreational, educational and shopping facilities. There is also an inter-city rail service to London.

This part of the Welsh Marches is renowned for its beautiful countryside. For anyone interested in horse riding and country pursuits there any many opportunities to enjoy such pastimes in this area.

Located in the Parish of Willey just inside England in the north western corner of the County of Herefordshire the map reference for the house is SO 315663.

Directions
From Presteigne town centre proceed along Broad Street and out of the town. After 800 metres upon reaching the T junction turn left. After 800 metres turn right and after a further 500 metres Stocken will be found on the right hand side.

Tenure
Is freehold.

Possession
Vacant possession available upon completion.

Listing
The Stocken Farmhouse is Grade II listed. The listing Text is as follows:-

SO36 NW WILLEY CP
8/92 Stocken Farmhouse
GVII

Farmhouse. Probably early C19. Brick on Sandstone plinth. Hipped Welsh Slate roof and brick end stacks. Rectangular plan with main front to south-south-west and service block projecting northwards from rear. Cellar and three storeys. South elevation has three windows, glazing bar sashes. Gauged brick heads, two plat bands and dentiled brick eaves cornice. Central entry with early C19 transom light and six-panelled door framed by fluted pilasters and frieze. Patera to tops of pilasters. Interior has three-flight oak early C19 open well staircase with two curved re-entrant half-landings and carved tread ends. Handrail has wreath in which is a small circular ivory inlay. South-west ground floor room has segmentally headed fireplace and oak mantel with cornice. To either side are two superimposed square oak panels. Service block has cast-iron water pump and fireplace enclosing large cast-iron sway, two bread ovens and a dog grate enriched by two big ball finials.

Listing NGR: SO3152566277

LBS Number: 149558
Grade: II
Date Listed: 19/02/1987

If you require further information on this aspect please contact Building Conservation at Herefordshire County Council (Tel: 01432 260000).

Ingoing
The property is sold free of any ingoing. No counter claim will be allowed for dilapidations (if any) or any other matter whatsoever.

Fixtures and Fittings
Only Fixtures and Fittings mentioned in these particulars are included with the sale of the freehold. Any others are expressly excluded. The successful purchaser will have the option to purchase the Kitchen Dresser and the large Hall Mirror at valuation.

Sporting Rights
These are in hand and will pass with the sale of the freehold.

Timber
All growing timber is included in the sale of the property.

Council Tax
The property falls within Band ‘E’ for Council Tax purposes - 2008 payment - £1,690.

Services
Private water supply from a borehole.

Single Payment
There are no Single Payment Entitlements included in the sale.

Local Authorities
Herefordshire County Council. (Tel: 01432 260000)

Plans, Areas and Schedules
These are based on the Ordnance Survey and are for reference only. They have been checked and computed by the agents and the purchaser shall be deemed to have satisfied himself as to the description of the property and any error or mis-statement shall not annul the sale, nor entitle either party to compensation. The plan is for the purposes of identification only and is based on the Ordnance Survey Sheets.

Planning
The land is sold subject to any development plan, tree preservation order, town planning schedule, resolution or notice which may be or become to be in force, and subject to any road widening or improvement schemes, land charges and statutory provisions or by-laws without any obligation on the vendors to specify them.

Boundaries
The purchaser shall be deemed to have full knowledge of all boundaries and neither the vendor nor the vendor’s agents will be responsible for defining the boundaries or ownership thereof.

Wayleaves, Easements and Rights of Way
The property is sold subject to, and with the benefit of, all easements and quasi-easements and rights of way, declared and undeclared.

Misrepresentation Act
(a) The property is sold with all faults and defects (if any) whether in good condition or otherwise and neither the vendors nor McCartneys, the agents for the vendors, shall be in any way responsible for such faults and defects, or for any statements contained in the particulars of the property prepared by the said agents.

(b) The purchaser shall be deemed to acknowledge that he has not entered into this contract in reliance on any of the said statements, that he has satisfied himself as to the contents of each of the said statements by inspection or otherwise, and that no warranty or representation has been made by the vendors or the said agents in relation to, or in connection with the property.

(c) Any error, omission or mis-statement in any of the said statements shall not entitle the purchaser to rescind or to be discharged from this contract, nor give either party any cause for action.

(d) All measurements and distances are approximate. The electrical, drainage, water and heating installations have not been tested by the Agents. (The normal enquiries carried out by a purchaser’s Solicitor and the type of inspection undertaken by a purchaser’s Surveyor have not been carried out by the Selling Agents for the purpose of preparation of these particulars.) Interested prospective purchasers are recommended to obtain an independent survey report on this property.

Health & Safety
The Auctioneers advise all prospective purchasers when viewing the property to take due care.

Method of Sale
The property will be offered for sale by public auction on Thursday 25th September 2008. The purchaser will be expected to pay a deposit of 10% of the purchase price at the fall of the hammer.

Proof of Identity
Under the Money Laundering Regulations 2003 the successful bidder must provide proof of identity and address to the solicitors immediately after the fall of the hammer. Prospective purchasers are advised to contact the auctioneers for clarification as to the documentation required.

Conditions of Sale
The property will be sold subject to the special conditions of sale incorporated in the Contract which has been prepared by the vendors solicitors. The Contract and Special Conditions of Sale will be available for inspection at the offices of the agents and the vendors solicitors for seven days prior to the date of the auction. The purchaser will be deemed to have notice of such conditions and all the terms thereof and will be deemed to bid on these terms whether or not the purchaser has inspected them. The Special Conditions of Sale having been available to the purchaser, will not be read out at the auction.

Viewing
Strictly by prior appointment with the agents – McCartneys Tel: 01547 528621.

DETAILED PARTICULARS OF THE STOCKEN
NORTON, PRESTEIGNE, POWYS

Entrance door to a large grand

RECEPTION with flagged floor. Wide polished staircase to first floor

LIVING ROOM 16’8” x 16’4” tiled fireplace with raised hearth and inset multi-fuel burner. Dado to walls, radiator and sash window with original shutters overlooking front garden. Secondary double glazed window.

CLOAKROOM with coat hooks.

SHOWER ROOM with enclosed shower cubicle, hand basin (h&c), w.c flush and radiator.

Door to

INNER LOBBY

Also off the Main Reception to the left hand side

DRAWING ROOM 16’5” x 15’ magnificent stone fireplace with inset multi-fuel burner and exposed panelling to both sides, mantel over. Flagged floor. Secondary glazed sash window with original shutters. Dado to walls and radiator. Attractive arches to either side of the fireplace with display shelving. Telephone point.

Door through to the large

FARMHOUSE KITCHEN 14’4” x 16’3” sink unit (h&c). Oil fired Alpha Cooking Range with double oven also. Heating domestic hot water and radiators. Enclosed pine storage cupboards. Airing Cupboard with lagged cylinder. Quarry tiling to floor, secondary glazed window to side. Door to the previously mentioned Inner Lobby.

DAIRY 16’9” x 9’2” with flagged flooring, window and electrics.

REAR KITCHEN/UTILITY maximum 18’ x 18’ Original stone/brick fireplace with original sway and pots etc. and with recessed bread ovens, original wash boiler, flagged flooring and door to court yard. Second door from the back Kitchen leads to rear porch and gardens and grounds.

CELLAR 26’ x 15’ overall with vaulted ceiling to part.

STAIRCASE up to the former servants quarters

ROOM 1 18’8” x 14’6” window to side. Steps up to

ROOM 2 16’11” x 7’9” window to side.

From the Reception the fine staircase leads up to the First Floor Landing

BEDROOM 1 16’5” x 16’9 Original cast iron fireplace, sash window overlooking front garden and beautiful countryside beyond. Wash basin and radiator.

BEDROOM 2 14’7” x 16’2” Original cast iron fireplace and two enclosed wardrobes. Wash basin and radiator.

BEDROOM 3 16’9” x 7’11” Window and radiator.

BEDROOM 4 11’1” x 14’8” Window to side, original fireplace, radiator and wardrobe.

BEDROOM 5 8’9 x 12’ with radiator and sash window

BATHROOM with panel bath, hand basin, w.c flush and radiator. Wall heater and secondary glazed window to side.

From the main Landing continuation of the fine staircase up to the second floor landing

BEDROOM 6 16’6” x 16’8” Original cast iron fireplace, sash window with tremendous views.

BEDROOM 7 16’3” x 14’10” Window overlooking court yard. Enclosed wardrobes and original fireplace.

BEDROOM 8 16’6” x 14’9” Original fireplace, two wardrobes and sash window with beautiful outlooks.

BEDROOM 9 12’9” x 8’9” Sash window with lovely outlooks.

Off the top landing two further rooms 11’8” x 8’2 and 16’7” x 8’1” access up to loft storage and hatch with inspection for the roof.

From the back Kitchen/Utility a door then leads through to

Former PUMP HOUSE 16’9”x 11’8” with original cast iron pump, flagged floor and salting stone.

OUTSIDE: Approach the property from a tarmacadam road, large tarmacadam parking area and cobbled courtyard.

DOUBLE GARAGE (approx.) 20’ x 13’ with concrete base. A joining stone and slate

CIDER HOUSE 29’ x 19’ The original cider workings are in-situ with the crushing stone, horse drawn harness and cider press. Outside there is a stone staircase leading to the upper level known as the

GRANARY 29’ x 18’ with fine upright and ceiling timbering.

In our opinion the Cider House and Granary would be suitable for conversion into a self-contained annex (subject to the necessary consent off the appropriate authorities).
Just above the Granary in the orchard there are two 4-bay poultry houses.

GARDENS & GROUNDS: These mainly lie to the front with lawns in which most pleasing outlooks are enjoyed across the surrounding countryside. The gardens continue up to the side with an enclosed walled garden, further lawns and amenity areas and an enclosed cobbled courtyard with timber corrugated iron store and aluminium frame greenhouse. From the courtyard access through to lawn area and further traditional log/fuel store. To the side of the property adjacent to the Garage a large tarmacadam parking area with lawn to side.

THE LAND
In all the Stocken comprises some 3.31 acres with the House, Outbuildings and Gardens being complemented by 2 paddocks on the north and south side of the house. There is a good natural water supply by means of a stream in the enclosure to the north. In the paddock to the south is a small agricultural building.

Schedule

NG No. Acreage

5738 1.04
5329 1.04
5120 1.23
3.31 acres

In addition the vendor will give the successful purchasers the option to purchase the adjoining pasture field being part N.G. 6433 and totaling some 9.93 acres (or thereabouts). Such option to be exercised immediately following the fall of the hammer when the contract is signed. The purchase price for this additional land is the sum of £60,000 (sixty thousand pounds).

Additional Pictures