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85.51 acres, Bassenthwaite, Keswick, Cumbria, CA12 4RJ
For Sale - Guide Price £1,210,000

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A SMALLHOLDING COMPRISING OF A THREE BEDROOM FARMHOUSE WITH A RANGE OF AGRICULTURAL BUILDINGS AND AGRICULTURAL LAND EXTENDING IN TOTAL TO APPROXIMATELY 34.52 HECTARES (85.51 ACRES).

FOR SALE IN FIVE LOTS OR AS A WHOLE

Lot 1 - Robin Hood Farmhouse, Farm Buildings and Associated Yard
Offers Over - £475,000 (Four Hundred and Seventy-Five Thousand Pounds)

Lot 2 - Land at Robin Hood Farm extending to approximately 5.60 hectares (13.85 acres)
Offers Over - £130,000 (One Hundred and Thirty Thousand Pounds)

Lot 3 - Land at Robin Hood Farm extending to approximately 10.37 hectares (25.63 acres)
Offers Over - £200,000 (Two Hundred Thousand Pounds)

Lot 4 - Land at Robin Hood Farm extending to approximately 13.13 hectares (32.34 acres)
Offers Over - £275,000 (Two Hundred and Seventy-Five Thousand Pounds)

Lot 5 - Land at Robin Hood Farm extending to approximately 5.48 hectares (13.56 acres)
Offers Over - £130,000 (One Hundred and Thirty Thousand Pounds)

Introduction
Nestled in the picturesque Lake District National Park, Robin Hood Farm offers an exceptional opportunity to own a versatile smallholding. Located a short distance from the charming village of Bassenthwaite and only a 15-minute drive from the bustling market town of Keswick, this property is ideal for those seeking tranquil rural lifestyle with convenient access to local amenities and excellent educational facilities.

Robin Hood Farmhouse comprises of a three bedroomed dwelling with occupancy condition, range of traditional agricultural buildings and good quality agricultural land extending to approximately 34.52 Hectares (85.51 Acres). The property lies within a favoured farming district in close proximity to Penrith and Cockermouth where livestock rearing form the predominant agricultural enterprises.

Location
Robin Hood Farm is situated in a serene area of the Lake District (World Heritage Site) which is approximately 7.2 miles from Keswick. The property offers expansive views of the local countryside and certain parts of the property provides stunning views over the surrounding fells, including Bassenthwaite Lake, Skiddaw, Ullock Pike, Binsey and Cat Bells.

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Local Amenities and Community
Bassenthwaite has a vibrant local community with regular events. Nearby facilities include:
Bassenthwaite Primary School: Rated "Good" by Ofsted and part of the Keswick School Multi Academy Trust. The property is in the catchment area for the Ofsted rated "outstanding" Keswick school (sixth best non-selective state school in the Northwest and the top state school in Cumbria). Bassenthwaite Lake and Sailing Club: A hub for water sports enthusiasts.

The City of Carlisle lies some 21.2 miles from the property and benefits from a broad range of amenities being the central hub for Cumbria and Scottish Borders.

The surrounding area is a traditional and productive livestock area with local auction marts of Hopes Auction Mart (14.1 miles), Harrison and Hetherington, Carlisle (21.20 miles) Mitchells Auction Mart (7.5 miles) and Penrith & District Farmers Mart (24.2 Miles).

Robin Hood is an exceptional property offering a blend of modern comforts, agricultural potential, and breathtaking natural beauty. With its prime location in the Lake District, excellent local schools, and vibrant community, this smallholding is perfect for those looking to embrace a rural lifestyle with plenty of opportunities for diversification and growth.

The property offers a diverse opportunity for events, such as weddings, against the backdrop of breathtaking views. The nearby Armathwaite Hall Hotel, The Lakes Distillery. Nature lovers can explore the Lake District National Wildlife Park, while adventures can tackle fell walking routes like Skiddaw and Ullock Pike.

Lot 1
Robin Hood Farm
Farmhouse, Traditional Agricultural Buildings and Yard Extending to approximately 0.16 Hectares (0.42 Acres).

Guide Price: £475,000 (Four Hundred and Seventy Five Thousand Pounds)

Robin Hood Farmhouse

The charming farmhouse built in the 1980s spans 946.4 sq. ft. (87.9 sq. m). The property is of stone/render construction under a slate roof and features:

Three Double Bedrooms: Two with built-in wardrobes, providing ample storage.

Triple Aspect Living Room: Flooded with natural light and TV point.

Dual Aspect Dining Room: Perfect for family meals and entertaining.

Modern Kitchen: Recently installed with a convection hob, dishwasher, and separate utility room with space for a washer, dryer, and fridge.

Additional Features: LPG fired central heating throughout with Combi boiler, double glazing throughout, walk in storage cupboard and under stairs cupboard.

The property benefits from a mains water and electricity supply. Drainage is to a private septic tank, which is located to the side of the property.

Ground Floor
Entering from front door

Hallway

Living Room: 5.25m x 3.04m
Open fire with carpeted floor.

Dining Room: 2.75m x 2.76m
Carpeted floor.

Kitchen: 2.26m x 2.76m
Electric oven, electric hob, wall and base units. Lino floor. Phone Socket.

Toilet:
W/C and Sink

Utility Room: 1.86m x 2.12m
Wall and base units, lino floor. Boiler.

First Floor

Bedroom: 2.27m x 3.04m

Bedroom: 2.74m x 4.04m
TV Point and Phone Socket

Bedroom: 3.30m x 2.76m
TV Point

Toilet

Bathroom
Wash hand basin, bath with shower above.

Outside
Well-Established Wrap-Around Garden: Offering a tranquil space for relaxation and outdoor activities. The property has a gravel parking area to the front leading off the concrete farmyard which leads to the public highway.

Buildings
The property boasts a range of agricultural buildings in good state of repair. The buildings include: The following descriptions should be read in conjunction with the building plan.

1. Secure Storage Shed. Ideal for securing quad bikes and tools.

2. Animal/Storage Shed: 7.94m x 12.82m
Concrete block/render construction under a box profile tin roof with water supply and lighting.

3. Double Garage: 5.05m x 5.15m
Concrete block/render construction under box profile tin roof with an up-and-over door.

4. Sheep Pens.

5. Large Stone Barn: 5.53m x 19.46m
Stone construction under a slate roof with lighting with small store to side.

6. Lean to Stables. 5.05m x 19.46m
Stone construction under an asbestos roof, split into four stables, with lighting.

7. Storage Shed: 3.70m x 9.73m
Stone construction under a slate roof. Split into three storage areas with power point and lighting.

7. Yard. A Concrete yard area resurfaced in the last 10 years , ensuing durability and ease of use.

Lot 2 - Land at Robin Hood Farm extending to approximately 5.60 hectares (13.85 acres), located next to the Farmhouse and Buildings.
Offers Over - £130,000 (One Hundred and Thirty Thousand Pounds).

Lot 3 - Land at Robin Hood Farm extending to approximately 10.37 hectares (25.63 acres).
Offers Over - £200,000 (Two Hundred Thousand Pounds)

Lot 4 - Land at Robin Hood Farm extending to approximately 13.13 hectares (32.34 acres).
Offers Over - £275,000 (Two Hundred and Seventy-Five Thousand Pounds)

Lot 5 - Land at Robin Hood Farm extending to approximately 5.48 hectares (13.56 acres).
Offers Over - £130,000 (One Hundred and Thirty Thousand Pounds).

The land extends to approximately 34.52 Hectares (85.51 Acres) of good quality agricultural land with a large proportion being suitable for mowing purposes and lies within a number of separate field parcels all of which are suited to modern agriculture. There is a mains water supply to a number of the fields and each separate lot benefits from access onto the public highway.

Boundaries
The well-maintained boundaries comprising of a mixture of post and wire fences, hedgerows and stone walls.

Land Classification
The land is classified as predominantly Grade 4 agricultural land, which is suited to grassland production.

General Rights and Stipulations

Rights, Easements and Outgoings
The property is sold subject to and with the benefit of all rights of way, whether public or private and any existing proposed wayleaves, easements, rights of servitude restrictions and burdens of whatever kind whether referred to in these particulars or not.

The buyer(s) will be held to satisfy himself or herself on all such matters.

Environmental Stewardship
There are currently no environmental stewardship schemes on the property.

Basic Farm Payment
The delinked payments will remain with the Vendor.

Viewing
The property is available to view strictly by prior appointment with Edwin Thompson. Tel: - Mr Matthew Bell.

Method of Sale
The property is offered for sale by private treaty as a whole. Offers should be submitted to Edwin Thompson, FIFTEEN Rosehill, Montgomery Way, Carlisle, Cumbria, CA1 2RW.

A closing date for offers may be fixed, and prospective purchasers are advised to register their interest with the selling agents following an inspection. The vendor and their agents reserve the right to amalgamate, withdraw or exclude any of the land shown at any time or to generally amend the particulars of sale.

The agents also reserve the right to conclude negotiations by any other means at their discretion and a degree of flexibility is available to prospective purchasers.

The vendors reserve the right to sell the property without notice.

Services
The property is serviced by a mains single phase electric supply and mains water supply. Foul drainage is to a septic tank. All telephone connections are subject to BT regulations.

Please note we have not been able to test services or make judgement on their current condition. Prospective purchasers should make their own enquiries.

Please note that no formal investigation has been carried out on the septic tank. This may not meet the General Binding Rules 2020 and the property is being sold on this basis.

The land benefits from a mains water supply.

Tenure and Possession
We understand the property is held freehold.

Lot 1 benefits from vacant possession with no onward chain.

Vacant Possession will be available of the agricultural land on the 1st October 2024.

Fixtures and Fittings
Fitted carpets, where present in the farmhouse, are included within the sale.

Sporting and Mineral Rights
Sporting rights are included within the sale so far as the sellers have title to them. The mines and minerals are also included where owned.

Energy Performance Certificate
Robin Hood EPC is E. The EPC documents are available from the selling agents on request.

Council Tax
Robin Hood Farmhouse - Band C (Cumberland Council)

Water
The purchasers of the agricultural land will be required to install sub metres to the mains supplies. They will then be billed for this supply. Further details are available from the sole selling agent.

Occupancy Condition
The Farmhouse has an occupancy condition placed on it. This restricts occupation to a person solely or mainly employed, or last employed in the locality in agriculture as defined in Section 290 of the Town and Country Planning Act 1971, or in forestry, or a dependant of such a person residing with him or her, or a widow or widower of such a person. A copy of the decision notice can be obtained from the sole selling agent.

Plans and Schedules
These are based on Ordnance Survey and Rural Land Register, to be observed for reference only.

Money Laundering Regulations
The successful purchaser(s) will have to provide the selling agents with documents in relation to the Money Laundering Regulations. Further details are available upon request.