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31 acres, Woonton Farmhouse, Woonton, HR3 6QL, Herefordshire
For Sale - Guide Price £650,000

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Farmhouse
The Grade II Listed farmhouse is a traditional 6 bedroomed red brick constructed residence, with a courtyard to the front and a south facing partially walled garden to the rear. Beyond the garden to the rear of the property is a grass paddock extending to approximately 0.89 acres. The property enjoys views over the surrounding farmland. As one would expect for a traditional farmhouse, the residence features spacious rooms throughout and is very well presented; making it a wonderful family home. Combining Georgian and Victorian architectural styles, the farmhouse has a plethora of character features including opaque glass, exposed beams, and period fireplaces. Attached to the farmhouse on the east wing is a traditional stone barn, which could provide accommodation - subject to necessary planning permission.

Accommodation
Ground Floor Entrance Hall - Door to dining room, door to drawing room.
Kitchen Area/Breakfast Room - Flagstone/concrete floor with vinyl overlay, solid fuel AGA, peninsula island, door to scullery, door to pantry, door to hallway, exposed beams, window overlooking courtyard, built in storage, base units, sink unit, electric oven.
Pantry - Base and eye level units, meat hooks.
Scullery - Flagstone and brick floor, cellar below, door to kitchen, door to granary, Belfast sink, plumbing, rear staircase, window overlooking garden, exposed beams, meat hooks.
Scullery Staircase – Dilapidated stairs leading to bedroom 6. The stairs and floor of bedroom 6 is dilapidated and entry is entirely at your own risk.
Rear Hallway - Flagstone floor, rear external door, door to granary, fuse box. Dining Room - Carpet over wooden floor, window overlooking the courtyard, built in storage, exposed beams, open fire with tile surround, door to hallway.
Reception Room - L-shaped, timber floor, door to cellar, rear door, main staircase, door to drawing room, window to rear garden, glazed window to staircase, exposed beams, opaque glass division.
Drawing Room - Window to side with window seat overlooking garden to the side of the house nearest the road, boxed in beams, open fire with brick surround, wooden floor under carpet, situated over the cellar.
Cellar - Flagstone and earth floor, wine cellar partition, barrel entrance, grate below dining room, stairs to reception room. No working lights and uneven floors and stairs entry is at your own risk.
Staircase Leading to
First Floor
With slip landing, storage under landing, glazed window through to reception room.
Store - Wooden floor, lead lined glass window to bedroom 4.
Bedroom 4 - Walk in wardrobe, window to store, window to front, carpet over wooden floor, high ceilings, door to half landing. From the landing steps lead to:
Bedroom 2 - Edged exposed beams, carpet over wooden floor, window overlooking courtyard, walk in wardrobe.
Bedroom 3 - Carpet over wooden floor, window overlooking courtyard, painted edged beams, glazed window over door to hallway.
Bathroom - Bath, WC, pedestal handwash basin, cupboard, immersion heater, carpet floor, window to rear. (Bath and shower over).
Bedroom 5 - Blocked up fireplace, carpet floor, window to side of house near road, high ceilings.
Hallway - Arched window to end, landing, on right hand side of stairs.
Bedroom 1 Carpet over wooden floor, painted edged beams, window over courtyard, chimney breast.
Rear Staircase With under stairs storage leading to:
Second Floor
Bedroom 6 - Wooden floor, window overlooking rear garden, built in cupboard, door to stairs to attic. We advise not safe to enter. Entry at your own risk. Wooden stairs leading to.
Attic - Timber floor, timber eaves, felt lined tiled roof, door leading onto a lead lined flat gully roof, water tank situated in attic. We advise not to enter. Entry is at your own risk.

Council Tax
The Herefordshire Council Tax website suggests that the Council Tax band for Woonton Farm is ‘E’

EPC Rating
Woonton Farmhouse is Grade 2 Listed so exempt.

English Heritage Official List Entry
List Entry Number:1081680
Grade: II
Date first listed:16-Jul-1987
https://historicengland.org.uk/listing/thelist/list-entry/1081680?section=official-list-entry

Outside
The property is situated in a courtyard arrangement, with the farmhouse and surrounding buildings organised in a central courtyard setting.

The farmhouse features a charming outdoor space with a partially walled garden at the rear. This garden offers a blend of privacy and openness, creating a serene environment for relaxation and outdoor activities. Beyond the garden lies a grass paddock, extending to approximately 0.89 acres, providing additional green space for various uses.

The garden's design complements the farmhouse's rustic aesthetic, making it a perfect spot for enjoying nature and the peaceful countryside setting. The layout is detailed in the attached plan, where the boundaries of the main property are outlined in red.

Additionally, there are 29.57 acres of adjoining land available for purchase through separate negotiation as outlined in blue on the attached plan.

Services
The property benefits from mains electric, mains water, and private drainage connections. No services are tested or warranted safe.

Tenure
Freehold with vacant possession.

Farm Buildings
The property benefits from a range of traditional farm buildings offering development potential subject to planning permission.
1. Granary Stone construction, timber eaves, pitched tin roof, two-storey, high eaves, poor condition, attached to farmhouse. We advise not to enter. Entry is entirely at your own risk.
2. Garage – (10.52m X 2.82m) Brick retaining walls, brick floor, tin corrugated roof, timber eaves, window at end, connected to electricity on same supply as house.
3. The Barn – (6m X 10m) Flagstone floor in half, concrete floor in half, stone base walls, weatherboard sides, tin roof, timber double doors.
4. The Stable – (6m X 9m) Stone construction, stepped concrete floor, pitched asbestos roof, timber hayrack, stone feeder, water connection on the same supply as the house.
5. The Box/Cattle Yard – (28m X 4.95m) Stone construction, open fronted, timber rafters, front of roof slate, back of roof corrugated tin, low eaves, timber partitions, block work walled yard area.

Local Authority & Public Utilities
Herefordshire Council, Plough Lane, Hereford, HR4 0LE
Welsh Water Dwr Cymru, Pentwyn Road, Nelson, Treharris, Mid Glamorgan, CF46 6LY
Western Power Distribution, Toll End Road, Tipton, DY4 0HH

Planning
No planning enquiries have been made.
We are informed that the property is Grade 2 Listed.

Site Plans
The plans included in the sale particulars are for identification purposes only and may have been reduced in scale to assist with printing.

Directions
From Hereford take the A438 west bound before turning right onto the A480. Continue until you reach Woonton, where you should take the first right onto Logaston Road. The property will be located on your right hand side as indicated by the ’For Sale’ Board. Postcode:HR3 6QL. What3Words:///tadpoles.mining.miles

Viewing
Strictly by prior appointment with the Agents. Viewing dates have been set from 10am to 12pm on Wednesdays 10th July, 17th July, 24th July & 31st July. Ring to arrange an appointment to view on these dates.

Health & Safety Notice
Some parts of the house are in dilapidated condition, especially but by no means exclusively the granary, bedroom six, the cellar, attic, and attic stairs. Prospective Purchasers must take all necessary care when inspecting the property including wearing suitable clothing and taking relevant precaution. Viewings are taken solely at the risk of those who view and neither the Agents nor the owners of the property take any responsibility whatsoever for any injury or consequential loss however caused. The staircases leading to the cellar, bedroom 6 and the attic and the floors in bedroom 6 are in a dilapidated state and prospective purchasers use so at their own risk. The Granary building is not safe to enter.

Money Laundering
As a result of anti-laundering legislation Prospective Purchasers will need to show proof of ID (Photo ID for example passport or driving licence and Residential ID for example current utility bill).

Mode of Sale
The property is for sale by Informal Tender. The Vendor reserves the right not to accept the highest, or any, offer. The Vendor reserves the right to accept an offer prior to the Tender date. All Tenders must be completed on the Agents Informal Tender document only. All details must be completed and signed. The Tender Document must be sealed in an envelope marked “Tender for Woonton Farm” addressed to: Andrew Edwards, Sunderlands LLP, Offa House, St Peters Square, Hereford, HR1 2PQ. The Tender Document must be received by noon on Wednesday 7th August 2024.

Important Notice
These particulars are set out as a guide only. They are intended to give a fair description of the property but may not be relied upon as a statement or representation of facts. These particulars are produced in good faith but are inevitably subjective and do not form part of any Contract. No persons within Sunderlands have any authority to make or give any representation or warranty whatsoever in relation to the property.

Agents Note
Any plans used in the preparation of these details may have been reduced in scale and any interested parties should check the Title Plan before proceeding to purchase. Full details of Planning Consents (if any) are available upon request. We understand that the utility searches have not been undertaken by the Vendor and potential Purchasers are to make their own enquiries.

Overage Clause
Overage of 25% for 20 years from completion of a sale will be payable on the earlier of implementation of any planning permission granted for residential development of the land or the farm buildings or disposal of the same with planning permission for residential development. Overage will not apply to the farmhouse.

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.

Vendors Solicitor
Andrew Jonhson of Humfrys & Symonds, 1 St John Street, Hereford, HR1 2ND.
Tel: 01432 276276 Email: contact@hslaw.legal