Barbrook, Lynton, Devon, EX35

A most attractive Residential/Livestock Holding enjoying a superb rural position on the edge of Exmoor benefiting from a traditional farmhouse (3 beds), a range of adaptable traditional and modern farm buildings, productive pasture and woodland. In all about 177.25 Acres.

South Stock Farm represents a most attractive residential/livestock holding occupying a superb rural position close to the edge of Exmoor enjoying fine countryside views. This sale affords prospective purchasers an extremely rare opportunity to acquire an unspoilt and adaptable holding, currently operated as a traditional mixed livestock farm utilised primarily for the grazing of cattle, sheep and associated fodder production.
The holding is centered upon a character Grade II listed detached farmhouse providing well proportioned three bedroomed accommodation. Despite now requiring refurbishment throughout, the house undoubtedly offers the potential to create a charming country residence enjoying an outstanding rural setting. A good range of traditional farm buildings may afford potential, subject to obtaining any necessary planning consents, for conversion to holiday, commercial, 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 a 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 undulating traditional pasture surrounds the farmstead, bordered to the west by the pretty West Lyn river, with mixed wildlife habitats of scrub and deciduous woodland on the valley side, running down to the river. The land may be well suited to a variety of agricultural, equestrian, conservation or other amenity uses. From the farmstead a pathway leads onto Sparhanger Lane and hence Radsbury Lane, which in turn provides access to Ilkerton Ridge and a vast expanse of the stunning open moor.
South Stock Farm extends in total to about 177.25 Acres (71.71 Ha) and is offered for sale as a whole as described within these sale particulars.

THE FARMHOUSE
The farmhouse is Grade II listed and believed to date from the late 17th or early 18th century, comprising mainly stone and rendered elevations beneath a slate roof, with mostly double glazed windows. The house has remained largely unchanged for many years and is now in need of renovation and updating throughout, with the accommodation accessed via an entrance porch leading into an entrance hall with a cloakroom off. An inner hall has stairs rising to the first floor. A character sitting room contains an inglenook style fireplace inset with a wood burning stove, with built-in shelves to either side. The dining room also boasts a feature inglenook fireplace into which is set a solid-fuel Rayburn stove, providing cooking and domestic hot water, with an original bread oven. This room has some built-in cupboards, a fitted bench seat and an understairs cupboard. From the dining room a door leads through into the kitchen, which contains a range of fitted base units and an inset stainless steel sink. An electric cooker is provided with space and plumbing for a dishwasher. The utility room is also off the dining room and contains some early slate cold shelves. On the first floor a main landing and inner landing serve three double bedrooms and a bathroom. The accommodation contains some modern electric night storage heaters.
For approximate room dimensions and layout please refer to the enclosed floorplan.

OUTSIDE
The property is approached over a long private entrance track, leading past the farm buildings into a car parking and turning area adjacent to the farmhouse. A spur off the main drive provides access to the main farmyard and buildings. To either side of the house are small lawned gardens principally contained within traditional stone walls. A dilapidated traditional log store is situated adjacent to the farmhouse.

THE FARM BUILDINGS
Serviced by concrete yard areas and tracks, the adaptable farm buildings primarily comprise two ranges, the original traditional buildings lying closer to 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 adaptation to alternative uses, subject to obtaining any necessary change of use planning consent. They may be briefly described as follows:-
Situated opposite the house adjacent to the car parking area, is a stone and slate roofed former Shippon, approx. 9.5m x 4m, containing a stable and dog kennel, with a former hay loft over and external loft steps at one end.
Adjoining this barn at right angles is a Double Garage, approx. 5.85m x 5m, with two up and over garage doors.
Stone and slate roofed Traditional Barn, approx. 16.44m x 5.34m, internally divided into two parts. Adjoining is a lean-to Generator Shed.
Situated adjacent to the entrance drive is a block and profile steel roofed Farm Workshop, approx. 8.65m x 5.23m, containing the private water pump and filtration equipment.
Situated around the main concreted farmyard, are a range of more modern buildings briefly comprising:-
Five bay Cattle/Fodder Shed, approx. 23.7m x 23.1m, of part reinforced concrete and part timber pole construction with block and fibre cement clad walls beneath a fibre cement roof. This building has a central fodder storage area with covered yards to either side and three steel sheeted doors.
Four bay open fronted Pole Barn, approx. 16.2m x 7.8m, with part block and profile steel clad elevations to three sides, beneath a profile steel roof. Adjoining lean-to Store, approx. 5.8m x 4m. Further adjoining two bay timber framed and galvanised iron roofed Store, approx. 7m x 6.6m.
Stable Block, approx. 14.2m x 5.2m, of block and slate roofed construction, containing four boxes, a tack room and goat shed.
Stone, part block and slate roofed Calf Shed, approx. 8.6m x 3.2m, with a grassed area to the rear.
Adjacent to the driveway is a timber and galvanised iron roofed former Poultry House.

THE LAND
The farmstead is well positioned with its surrounding land which is generally well fenced and divided by Devon hedge banks into a number of convenient and manageable enclosures, with good access available either from the farm buildings or directly off the council road. It comprises an excellent block of primarily level and gently sloping pasture which has been extensively managed in recent years with few artificial inputs, resulting in traditional pastures and meadows with swards that contain an abundance of grass, currently utilised for the grazing of livestock and fodder production. Most fields benefit from trough watering. The land may be well suited to a variety of agricultural, equestrian, conservation or other amenity uses.
The land on the western periphery is more steeply sloping, with parcels of scrub and mixed woodland running down in parts to the pretty West Lyn River. Together with a further small parcel of woodland lying on the eastern boundary, the total amount of woodland on the holding amounts to approximately 16 acres, affording amenity and conservation appeal.
South Stock Farm extends in total to about 177.25 Acres (71.71 Ha) as shown shaded pink on the attached identification plan.

SERVICES & OUTGOINGS
The property benefits from mains electricity and a private water supply. 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 farm lies within a designated Less Favoured Area (SDA).

COMMON RIGHTS
The property benefits from some Common grazing rights on Brendon Commons, although we understand that these rights are not currently utilised.

LOCAL AUTHORITY
Exmoor National Park, Exmoor House, Dulverton, Somerset TA22 9HL Tel: and
North Devon Council, North Devon Council, Lynton House, Commercial Road, Barnstaple, EX31 1DG Tel:

TOWN & COUNTRY PLANNING
South Stock farmhouse is Grade II listed. The list entry also makes mention of a boundary wall and small piggery. Whilst the boundary wall is still in situ, we understand that the piggery had been removed prior to the current vendors acquisition of the property.
The current use of the majority 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 any necessary planning consent.

SPORTING & MINERAL RIGHTS
The sporting and mineral rights across the holding, insofar as they are owned, will be included in the freehold sale.

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.
A public footpath and a bridlepath cross the farm.
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.

ADDITIONAL INFORMATION
Broadband: FTTP - Full Fibre broadband is available - highest available download speed 1600 Mbps, highest available upload speed 115 Mbps. (Based on Openreach data).
Mobile Coverage: Limited coverage available via EE, THREE and Vodaphone. Likely coverage available via EE. 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%).

IMPORTANT NOTICE
Please 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.

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.

Enjoying a quiet and tucked away rural position, South Stock Farm affords exceptional privacy, being surrounded by beautiful Devon countryside. The property is accessed from the quiet council road via a long private driveway and benefits from lovely countryside views overlooking the pretty valley of the West Lyn River, which just a few miles to the north flows into the Bristol Channel at picturesque Lynmouth.
Situated close to the Devon/Somerset border, the property lies within the beautiful Exmoor National Park, close to the stunning North Devon coast, an excellent location from which to explore and indulge in a wide variety of country activities including riding, walking, hunting and fishing, along with water pursuits at Lynmouth, Combe Martin, Porlock Weir and Minehead. The property is also conveniently situated for access to the surrounding districts and main routes of communication, with the popular towns and coastal villages of Lynton and Lynmouth providing local every day services, including primary schools, shops and public houses. The A39 provides a link to the larger towns of Minehead and Barnstaple, both affording a more extensive range of educational, commercial and recreational facilities.
The Exmoor National Park offers beautiful moorland scenery with many foot and bridle paths and the wonderful North Devon/Somerset coastline, whilst to the west are the popular sandy beaches of Woolacombe, Putsborough, Croyde Bay, Saunton Sands and Instow. At Barnstaple there is a railway station to Exeter (Tarka Line) with main line rail services available at Exeter and Tiverton Parkway, with international airports at Exeter and Bristol.