Rackenford, Tiverton, Devon, EX16

Under Offer ££800,000 Guide

Key Features

Attractive Residential Smallholding
Private and yet readily accessible rural position
Detached traditional farmhouse (5 beds) requiring complete renovation
Traditional barns with alternative use potential, subject to pp
Further modern farm buildings
Productive pasture land
Broad leafed amenity woodland
In all about 72 Acres - available as a whole or in 2 lots
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About This Property

A most attractive Residential Smallholding enjoying an outstanding and yet readily accessible rural position at the end of a private entrance track with no near neighbours.

Detached traditional farmhouse (5 beds) now requiring complete renovation. Excellent range of adaptable traditional stone barns and further modern farm buildings. Productive pasture land including a parcel of mixed deciduous woodland, the whole affording considerable residential, agricultural and amenity appeal. (EPC: G)

In all about 74.21 Acres (30.04 Hectares).

For sale by private treaty as a whole or in up to 2 lots, as follows:-

Lot 1: Farmhouse, farm buildings and pasture land, extending in total to about 28.73 Acres - Guide Price £560,000

Lot 2 - Pasture and woodland extending in total to about 45.48 Acres - Guide Price £240,000

Higher Meadown represents a most attractive and beautifully situated residential holding enjoying exceptional privacy set at the end of a private entrance track surrounded by its own farmland with no near neighbours. The property has been in the ownership of the current vendors family for over 55 years and this sale thereby affords prospective purchasers a rare opportunity to acquire an unspoilt and adaptable holding, originally operated as a traditional mixed livestock farm although in more recent years utilised primarily for the grazing of sheep and fodder production.
The holding is centered upon a detached traditional farmhouse providing five bedroomed accommodation which, despite now requiring complete renovation, undoubtedly offers the potential to create a superb country residence enjoying an outstanding rural setting. A farmyard style arrangement of adaptable traditional and modern farm buildings incorporating a substantial stone barn may afford potential, subject to obtaining any necessary planning consent, for further enlargement of the house or for conversion to residential, commercial, holiday or other ancillary uses, whilst also appealing to those prospective purchasers with livestock or horses.
The farmstead is exceptionally well positioned within its own agricultural land which principally comprises traditional pasture bisected into two convenient blocks by the quiet council lane, with a parcel of mixed deciduous woodland, known as Higher Meadown Copse, sloping down to a small stream at the northernmost boundary. The land may be well suited to a variety of agricultural, equestrian, sporting or other amenity uses. Higher Meadown extends in total to about 74.21 Acres (30.04 Ha) and is offered for sale as a whole, or in two lots as described within these sale particulars.

Accessed from the quiet council road over a private entrance track, Higher Meadown occupies a secluded and yet readily accessible rural position lying to the south of the Exmoor National Park between South Molton and Tiverton. The nearby sought after village of Rackenford affords a good range of local amenities including a primary school, village stores/post office, parish church and the 12th century Stag Inn public house, reputedly one of the oldest pubs in Devon.
Despite the secluded rural position the property is conveniently situated with the nearby A361(T) North Devon link route providing easy access to the bustling towns of Tiverton and South Molton, both affording a good range of commercial, educational and recreational facilities. The A361 also provides a quick link to the M5 (Junction 27), with mainline Intercity rail links available at Tiverton Parkway. International Airports are available at Exeter and Bristol.

Lot 1:
Farmhouse, Farm Buildings & Pasture Land extending to about 28.73 Acres

The Farmhouse:
The farmhouse, which is not listed, has remained unchanged for many years and is now in need of extensive renovation throughout. The accommodation is accessed via an entrance porch, with bench seats to either side, leading into the entrance hall with stairs rising to the first floor. The sitting room has an open fireplace, whilst the dining room has a larger fireplace recess inset with an oil fired Rayburn stove for cooking and domestic hot water. From the dining room, a door leads through into a rear hall, off which is situated the kitchen/scullery, with a stainless steel sink and a cloakroom containing a high level WC and wall mounted wash hand basin. A traditional dairy leads through to a further store room with a timber shuttered window. Situated beneath a lean-to adjoining to the rear elevation is a boot room, with a brick floor, stable door to outside and a former washroom off containing an original bread oven and water heating ‘copper’. On the first floor a main landing serves five good sized bedrooms. For approximate room dimensions and layout please refer to the enclosed floorplan.

The property is approached from the council road over a private entrance track which leads into a stoned car parking and turning area adjacent to the farmhouse and buildings. A pretty cottage style garden adjoins to the front elevation of the farmhouse, with a small lawned garden containing some shrubs and ornamental trees to the rear.

The Farm Buildings
A spur off the main entrance track continues through double gates into a large concreted farm yard situated immediately to the front of the farmhouse, adjacent to which are the main range of traditional and modern farm buildings. Currently used for the housing, feeding and rearing of livestock, the buildings may be further described as follows:-Forming the eastern side of the main farmyard is a substantial stone Traditional Barn, with brick quoins beneath a slate roof. The main section of this building has been used as a lambing shed, with a loft over part and the remainder used as cattle housing with a hay loft over. At the far end of the main farm yard, contained within block walling, are the Sheep Handling/Dipping Race with gates leading out to the adjoining land. Situated on the western side of the farm yard is another stone, part brick and slate roofed traditional barn, the ground floor comprising a Former Shippon, now used for livestock housing, with a loft over the whole. One end of the ground floor has been partitioned off to create a small Store with the steps leading up to the loft. Adjoining this building is a dilapidated timber and gi lean-to.Adjoining to the rear of the shippon barn is a block and gi roofed lean-to Covered Yard, which opens onto an adjoining concrete Running Out Yard. One bay of the lean-to forms a Car Port opening onto the car parking and turning area.In the field to the rear of the farmhouse is a three bay timber pole barn Implement Shed, beneath a gi roof, with gi cladding to one side, whilst situated in the field adjoining is a further small timber and gi Implement Shed. For the approximate dimensions of the traditional farm buildings please refer to the floor plans contained within these sale particulars.

The Land
The farmhouse and buildings are extremely well situated within their own attractive block of land providing an excellent buffer affording considerable privacy and seclusion. Consisting of level and gently undulating fields the land has been extensively grazed in recent years with some fields having reverted to rush pasture. Banked hedgerows divide the land into a number of convenient enclosures enjoying a predominantly southerly aspect, affording considerable agricultural, equestrian, amenity and conservation appeal. In total Lot 1 extends to about 28.73 Acres (11.64 Ha), as shown shaded pink on the identification plan.

Lot 2:
Pasture & Woodland extending to about 45.48 Acres

Situated on the northern side of the council road, immediately opposite Lot 1, this comprises a larger block of productive pasture land. The northernmost periphery of this lot consists of an attractive block of mixed deciduous woodland, known as Higher Meadown Copse, which slopes more steeply down to a stream on the boundary. Enjoying good road frontage and access, this land may be ideally suited to grazing and/or fodder production. Lot 2 is shown shaded green on the identification plan.

Tenure and Possession
Freehold with vacant possession available on completion.

Services & Outgoings
Lot 1 benefits from mains electricity and private water, with drainage to a private system. Lot 2 will be sold without any mains services. Local Council Tax on the farmhouse, Band E, together with the usual service and environmental charges.

Basic Payment Scheme
The Vendors will be claiming and retaining the basic payment on the land for 2019 and the Purchaser(s) will be required to farm the land in accordance with the cross compliance regulations until the 31st December 2019. Basic Payment Scheme entitlements for the relevant areas of land will be included in the sale and the Vendors agree to use their best endeavours to transfer the entitlements to the Purchaser(s) subject to receiving written instructions. On request of this transfer the Purchaser(s) will be responsible for the Vendors Agents reasonable costs incurred in completing the relevant transfer documents.

The land is not currently subject to any agri-environment schemes.

Sporting and Mineral Rights
The sporting and mineral rights insofar as they are owned will be included in the freehold sale.

Town and Country Planning
The current use 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 the necessary planning consent. It is understood that all the traditional buildings were considered to be in agricultural use in March 2013 and may therefore meet the criteria for prior approval under Class Q of the Town & Country Planning (General Permitted Development) Order 2015.
Read More

Contact South Molton Residential Sales

23 Broad Street Devon South Molton EX36 3AQ

Meet your Agent

Richard Webber Partner - Surveyor & Valuer Full Bio 01769 574500 07740 881180
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