West YeoMoor Farm

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Stags Farm Agency21 Southernhay West, Exeter

Devon EX1 1PR01392 680059

farms@stags.co.uk

West Yeo Moor FarmWitheridge, Tiverton, Devon EX16 8QA

Witheridge 2 miles • South Molton 9 miles • Tiverton 12 miles • M5 (Junction 27) 21 miles

A charming and characterful farm in a quiet part of Mid Devon with conservation and wildlife appeal

• Grade II Listed thatched farmhouse with four bedrooms and a south-facing aspect

• Pretty gardens including an orchard enclosed by stone walls and high hedgerows

• Outbuildings including a former farm shop, piggeries, a workshop and poultry house

• A diverse mix of land uses including meadows, paddocks, ponds and woodland with stream frontage

• Habitat for a range of flora and fauna across the farm

Available as a whole. 82.64 acres (33.44 hectares)

Stags29 The Square, South Molton

Devon EX36 3AQ01769 572263

south-molton@stags.co.uk

www.stags.co.uk

The London Office40 St James’s PlaceLondon SW1A 1NS

020 7839 0888www.thelondonoffice.co.uk

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Situation West Yeo Moor Farm lies in a quiet location near to the Mid / North Devon border,surrounded by fields and woodland, yet accessible to the market towns of SouthMolton and Tiverton as well as the M5 at Junction 27.

The village of Witheridge is 2 miles south of the farm and provides a Doctor’ssurgery, village shop, a pub, church, a veterinary practice and primary schooling.

The market town of South Molton is found within 9 miles and has a morecomprehensive range of shops, banks and schooling, a supermarket as well asweekly livestock and farmers markets and the nearby independent WestBuckland School.

The town of Tiverton, about 12 miles away, is an old market town with an historiccastle. There are several supermarkets and a wide range of shops in the town,together with schools for all ages, including the independent Blundell’s School.There is also a hospital, sports centre and an 18-hole golf course.

The A361 (North Devon Link Road) can be accessed within 5 miles and providesa link to the M5 motorway at Junction 27, nearby to which is Tiverton Parkwayrail station with mainline services to London Paddington. Exeter and BristolAirports have flights to many UK and European cities.

From the farm there is easy access to the Exmoor National Park, known for itshundreds of square miles of superb unspoilt scenery, and the North Devonbeaches of Putsborough, Saunton, Croyde and Woolacombe are all within reach.

Introduction West Yeo Moor Farm has been significantly improved by the present owners, thehouse having been completely rebuilt after they purchased the farm in 2001.

The house is Grade II Listed and was originally two cottages, now comprisingone house with a south-facing aspect and boasting oak floors, doors and beamswith the stone and some of the timber coming from the farm’s woodland andquarry.

The buildings include the former farm shop, a workshop and other outbuildingsused to rear pigs, chicken and cattle, with the farm land managed withconservation in mind, resulting in an abundance of wildlife and wild flowers.

West Yeo Moor Farm extends in total to about 82.64 acres (33.44 hectares) andis offered for sale as a whole.

The FarmhouseThe house at West Yeo Moor Farm is a highly attractive building, constructed ofcob and stone walls with a thatched roof, with solid oak windows and doorsthroughout. The house was thatched in 2003 and was re-ridged and dressed in2012.

A solid oak door opens into the entrance porch, which has a slate roof and adoor into the dining room which boasts a stone inglenook fireplace with a breadoven, a slate hearth and a beam over, housing a wood burning stove. There isan exposed beam, an oak floor which continues through most of the ground floorand a solid oak staircase to the first floor.

A door opens into the living room which has a dual aspect overlooking thegardens and with views to the rear, a door to outside and a stone inglenookfireplace with a wood burning stove, with a bread oven, stone hearth with a beamover.

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Ground Floor First Floor Outbuilding

Approx. Gross Internal Floor Area

172 Sq Metres 1852 Sq Ft (Excludes Outbuilding)

Storage4.47 x 3.78m

14'8 x 12'5

Butchers Shop6.81 x 4.42m

22'4 x 14'6

Shop5.18 x 3.35m

17' x 11'

Shop7.14 x 5.11m

23'5 x 16'9

Storage5.11 x 3.96m

16'9 x 13'

Bedroom 23.48 x 2.31m

11'5 x 7'7

Bedroom 33.51 x 2.92m

11'6 x 9'7

Bedroom 42.92 x 2.64m

9'7 x 8'8

Bedroom 14.67 x 4.34m

15'4 x 14'3

Dining Room7.62 x 4.57m

25' x 15'

Sitting Room6.20 x 4.57m

20'4 x 15'

Kitchen /Breakfast Room

8.15 x 2.87m

26'9 x 9'5 DownUp

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From the dining room, steps lead down to the kitchen / breakfast room whichhas a tiled floor, a range of fitted units with a burr oak veneer and a solid oakworktop. There is an integrated Universal range cooker and a separate integratedAEG electric oven with an extractor fan over.

The kitchen opens into the breakfast room, with a stone floor and fittedbookshelves.

There is a door into a boot room which has a door to the outside and acloakroom with w.c and wash basin.

On the first floor, there are four bedrooms, three of which are double sized withan oak floor continuing throughout the landing and bedrooms. The masterbedroom has exposed beams, a dual aspect and an en-suite shower room withw.c and wash basin

The other bedrooms have wonderful views over the surrounding fields and thereis a separate bathroom with a tiled floor, panelled corner bath, w.c. and washbasin.

OutsideThe entrance lane leads into a turning and parking area, with a low level stonewall enclosing the gardens on the south side of the house. A flagstone pathflanked by gravel, leads to the front door, with an area of lawn opening into theformer orchard and a feature well with stone walls and a slate roof cover.

To the rear and western side of the house is a gravelled area with raised stoneflower and fruit beds and a private seating area.

The BuildingsFormer Farm Shop: Constructed of stone and timber clad elevations, thisbuilding was formerly a Farm Shop and Cutting Room, with ancillary storagerooms and food preparation areas. Subject to planning consent, this buildingcould be suitable for alternative uses. Electricity and water are connected.

Note: the equipment is available by separate negotiation.

To the rear is an attached

Lean-To: 5.54m x 2.81m. Timber frame with galvanised iron (GI) roof.

Workshop: 7.61m x 4.29m. Stone faced block elevations, a concrete floor andcorrugated GI / plastic roof. Electricity is connected.

Pig / Chicken Houses: Two stone buildings with GI roof, one measuring 3.52mx 2.99m, the other 2.49m x 2.07m.

Hen House: 3.70m x 2.50m. Timber construction.

Farrowing House: 7.78m x 3.49m. Cob construction with a timber framed roofwith a Galvaprime covering. Four internal pens.

Poultry House: 8.34m x 5.74m. Timber building with a thatched roof.

The LandThe farm land lies within a ring-fence and comprises a mixture of pasture fields,culm grassland and pockets of woodland.

The present owners have managed the pasture and culm grassland for haymaking and grazing Angus Cross cattle, with some good sized fields in the centreof the farm with some smaller paddocks on the south-eastern boundary

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The land is either level or gently sloping with theformer Witheridge to South Molton road within thesouth western boundary and still evident with anattractive avenue of trees.

The north western field is a County Wildlife Site andthere are two ponds which provide water to manyof the farm’s troughs. The land runs down to an areaof deciduous woodland, with a carpet of bluebellsevident during the spring and a stream flowing alongthe northern boundary.

Wildlife & FloraThe fields at West Yeo Moor Farm are predominantlywildflower meadows which have developed a variedsward, with Marsh Orchids, Marsh Marigolds andDevils Bit Scabious evident.

The orchard provides apples from August toNovember with varieties including Pigs Snout,Bramley and Discovery.

The farm is also a habitat for over 50 species of birdwith Marsh Harrier, Red Kite and Barn Owls frequentvisitors.

General RemarksServicesMains water. Mains electricity. Private drainage(septic tank). The house is heated by wood burningstoves and electric radiators. Natural water ispumped from a pond to the field troughs and poly-tunnel.

TenureThe farm is owned freehold and is available withvacant possession upon completion. The twosouthern fields are let until the end of the year on agrazing licence for Red Devon cattle.

Basic Payment Scheme (BPS)The farm land is registered for entitlements underthe BPS.

The entitlements will be made available to thepurchaser.

Higher Level Scheme (HLS)The farm is entered into an HLS agreement whichends on 31st March 2022. The capital works havebeen completed and the options are mainly pasturemanagement for cattle grazing and hay making.

It is a condition of the sale that the purchaser takesover this agreement on completion.

Local AuthorityNorth Devon District Council, Civic Centre, NorthWalk, Barnstaple, Devon, EX31 1EA. Tel: 01271 327711 (www.northdevon.gov.uk).

PlanningThe house is Grade II Listed. There is planningconsent for one further poly-tunnel and an open-fronted cattle shed.

Plans and Boundary FencesA plan, which is not to scale and is not to be reliedupon, is attached to these particulars. Purchasersmust satisfy themselves by inspection or otherwiseas to its accuracy.

Fixtures and FittingsAll fixtures and fittings, unless specifically referred towithin these particulars, are expressly excluded fromthe sale.

Sporting & Mineral RightsThe sporting and mineral rights are owned andincluded in the sale.

Wayleaves & Rights of WayThe property is sold subject to and with the benefitof any wayleave agreements and any public orprivate rights of way or bridleways etc.

There are no public rights of way through the farm.

ViewingStrictly by prior appointment with Stags. Please call:01769 575244 or 01392 680059.

DirectionsFrom the centre of Witheridge, take the B3137towards South Molton. Continue for just over a mileand take the right fork signposted to Rose Ash andCreacombe at Doorpark Cross. Continue for justunder half a mile and the farm entrance will be foundon the left.

These particulars are a guide only and should notbe relied upon for any purpose.

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