A four bedroom farmhouse set within mature gardens together with a 4,000 bird free range chicken egg unit; a small range of farm buildings and grazing/range land divided into three fields.
In all approximately 3.92 hectares (9.70 acres)
FOR SALE BY PRIVATE TREATY
As a whole
LOCATION & SITUATION
Wyvern Farm is situated in the rural mid Norfolk village of Garvestone approximately 7 miles North West of Wymondham and just 5 miles south of Dereham. Both Dereham and Wymondham are attractive market towns offering a good range of services and shopping facilities. The village of Garvestone benefits from a modern village hall with fitness facilities, outdoor play area, bowling green and a range of organised events. There is a primary school in the village.
Norwich, the Cathedral City and regional centre of East Anglia is approximately 15 miles to the East and offers extensive shopping, leisure and recreational facilities and a main line rail service to London Liverpool Street with an approximate fastest journey time of 1 hour 40 minutes.
The postcode of Wyvern Farmhouse is NR9 4QP.
From Norwich and the A47 take the B1108 Watton Road. Follow for about 9 miles then take the right hand turn for the B1135 signposted for Garvestone and Dereham. Follow for about 4 miles. Upon approaching Garvestone and just before the Church (on your left) there will be a right turn into Town Lane. Take this turn and follow for about 0.6 miles, crossing the railway line and following the road to the right. The entrance to Wyvern Farm is to be found on the apex of a sharp left hand bend. The property is accessed from the public highway via a concrete bridge.
From Dereham take the B1135 Watton Road and follow for about 5 miles. On passing through Garvestone take a left turn into Town Lane and follow the instructions as above.
The farmhouse is an attractive and well built detached four bedroom dwelling with attached double garage. The property was built in 1991 by the current owners for themselves and extended in 2003. The structure is brick and block elevations under a cut timber frame roof with pantiles over. The double garage is currently divided into two workshop areas but can easily be reverted to an open space. There is a useful storage area in the garage attic space.
Throughout the living area each room has radiators, power points and several rooms have TV and phone access. The windows are double glazed wood casements with a Demi Dekk treatment and Heather Brown Ruabon tile window sills. On the ground floor the ceilings have been finished with plaster coving. Except where noted, the property is carpeted throughout, including the attic.
The living accommodation is arranged over two floors with attic storage space. It is described below:
ENTRANCE LOBBY - with exposed brick walls, bare oak frame and doors, quarry tile floor and glazed side walls.
ENTRANCE HALL (N) - with staircase to the first floor, cloakroom and doors to Snug, Kitchen and Dining Room
CLOAKROOM (N) - with window, low level WC and wash hand basin in vanity unit.
SNUG (N) - an informal family room away from the main reception rooms with TV point, power points and door through to study.
STUDY (N) – with desk and master telephone point.
KITCHEN & BREAKFAST ROOM (S) – a spacious ‘eat in’ kitchen. The room is finished to a high standard with with Amtico tile effect floor, lime washed oak kitchen units, stainless steel single drainer sink and two large Velux windows with fully fitted heat shield blinds. The cooking takes place on a Rangemaster Elan 110 six hob cooker with ovens running on electricity and the hobs on Calor gas. Over the cooker is an extractor system vented to the exterior of the property.
UTILITY ROOM (S) – an extension of the kitchen area with the same finish and kitchen units, stainless steel single drainer sink and Velux window with fully fitted heat shield blind. There is space and plumbing for washing machine and tumble dryer. Further storage is available in three built in cupboards and a walk in larder.
WET ROOM (S) - located in the utility area, with fully sealed non slip floor, low level WC, wash hand basin, Mira Zest electric shower and fully tiled walls.
BOILER ROOM (S) - linking the Utility Room and Garage, with oil fired boiler, built in cupboards, airing cupboard and storage units.
DINING ROOM (N & S) - with direct access to the Kitchen or from the Entrance Hall. The room has a dual aspect and is located in the heart of the house with Double French doors leading into the Garden Room and an archway through to the Sitting Room. There are TV and radio points.
SITTING ROOM (N,S,W) – a triple aspect room with open cast-iron back fire for winter and double doors to the Garden Room for summer.
GARDEN ROOM (S,W) - offering a link from the main accommodation to the garden, this light and airy room is constructed from an oak covered frame, pine lime washed ceilings, engineered oak floor, French doors opening onto the garden and large Velux windows.
From the entrance hallway the stairs rise to the landing.
BEDROOM 1 (S) – master double bedroom with built in cupboards, chest of drawers and vanity unit, TV and telephone sockets and lights with dimmers.
EN-SUITE BATHROOM – tile effect vinyl floor, double ended bath, WC with concealed cistern, wash hand basin in vanity unit and Mira mixer shower in separate cubicle.
BEDROOM 1 (N & E) - a dual aspect double bedroom with full height built in cupboard.
BEDROOM 2 (S) - a corner double bedroom with built in cupboard.
BEDROOM 3 (S) – a large double bedroom with built in wardrobes incorporating shelving, hanging space and a hot water cylinder.
FAMILY BATHROOM (N) - with Kardean floor, matching WC and wash hand basin bathroom suite with vanity unit and Mira mixer shower in separate cubicle.
A wooden drop down ladder rises from the landing through a trap door to the attic space. The attic space has been decorated and finished to accommodation standards but is not useable as such due to the access. Detailed plans have been drawn for a Building Regulations compliant stairway to resolve this issue.
ATTIC LANDING (S) – a corridor linking the two attic rooms.
ATTIC ROOM 1 (S) – a storage area suitably sized as a double bedroom with Velux window.
ATTIC ROOM 2 (S) – a storage area suitably sized as a double bedroom with Velux window and roof space access to the water tanks.
ATTIC WC - a separate area off the landing with WC and wash hand basin.
The property is approached over a concrete drive and there are mature lawned gardens with herbaceous and planted borders to the front and rear of the house. There is a hard parking area in front of the garage. At the rear of the property is a stone patio with a pergola over it and on which kiwi fruit is growing. There is a greenhouse and netted vegetable garden to the rear of the boiler shed.
The principle use of the farm has been for chicken egg production and packing. Eggs were last produced in June 2013. The unit is not currently in commission but all the equipment required to bring it back to production is still present, subject to any necessary servicing.
The remainder of the farmyard has a number of storage buildings, some of which are used to store wood for the boiler and others for general purpose machinery and building material storage.
Please note that all areas are approximate and based on gross external measurements.
1. GENERAL STORE - (37m2): constructed of timber frame under asbestos cement fibre clad roof with timber cladding and a concrete slab base. Housing the 8kva diesel generator and mains electricity supply for the whole property.
2. PACKING SHED - (33.76m2): constructed of blockwork under monopitch timber frame roof with asbestos cement fibre sheet cladding with concrete floor. The blockwork on the yard side wall has been damaged and requires repair.
3. MACHINERY SHED - (94.32m2): a mono pitch open fronted machinery store constructed of timber frame with part timber cladding and part steel profile cladding under corrugated steel sheet roof with earth floor.
4. STORE - (164.53m2): constructed of a main steel portal frame cell with open sides under asbestos cement fibre clad roof and gable ends with concrete floor. There are three Lean-to’s off the main cell:
North Lean-to (93.78m2): constructed of timber frame with corrugated steel sheet roof, part Yorkshire board cladding, part timber retaining walls and concrete floor.
Rear Lean-to (85.01m2): constructed of timber frame with corrugated steel sheet cladding to the roof and rear walls and concrete floor.
South Lean-to (93.78m2): constructed of a timber frame with corrugated steel sheet roof, part steel sheet cladding, part block walls and large windows with concrete floor and inspection pit.
5. CHICKEN SHED - (579.45m2): constructed of timber frame with dwarf block elevations, concrete floor, steel profile outer clad roof and side walls Spray foam insulation from the roof and fibre glass panel insulation on the upper walls. The building is naturally ventilated, has automatic lights with dimmers and double opening timber doors on the northern elevation. Designed to house 4,000 laying chickens the internal equipment includes wooden raised slats and perch area, Potters roll away communal nest box, Potters twin belt collection system mounted on a steel frame, automatic chain feeder and automatic nipple drinkers. The building is supplied by two feed bins, 1 x 10t (not sound) and 1 x 12t.
6. EGG COLLECTING ROOM - (25.58m2): constructed of timber frame with corrugated and steel sheet roof, block walls and concrete floor.
7. STORE - (34.20m2): constructed of timber frame with steel sheet roof and wall cladding over concrete floor.
8. BOILER SHED - (30.15m2):
constructed of timber frame with box profile and corrugated steel sheet roof and cladding over a concrete floor.
There are three fenced fields, all of which are sown to grass and have varying degrees of tree planting, mainly dating from 2006, for woodland eggs. The largest field is adjacent to the house and measures approximately 1.40 hectares (3.47 acres). Within this field is a small fruit orchard area with approximately 20 trees including quince, apple and greengage. The most southerly field measures approximately 1.37 hectares (3.38 acres) and is part planted with mixed deciduous trees The field surrounding the chicken unit measures approximately 0.68 (1.68 acres) and is similarly planted with trees.
The soil type is Isleham peaty loam over clay and is Grade 4 on the MAFF Agricultural Land Classification.
Wyvern Farmhouse was built subject to an Agricultural Occupancy Condition. The terms of the condition are contained within consent 3/91/863/F and broadly state that the occupant of the house must be employed in, or recently retired from, agriculture or forestry. The full wording can be made available on request.
GENERAL REMARKS AND STIPULATIONS
TENURE AND POSSESSION
The farm is offered for sale freehold with vacant possession of the land and house on completion.
METHOD OF SALE
The property is offered for sale by Private Treaty as a whole.
EXCHANGE OF CONTRACTS AND COMPLETION
Exchange of contracts and completion will take place 21 days after receipt by the purchaser/s solicitor of a draft contract with completion by agreement thereafter.
A deposit of 10% of the purchase price will be payable on exchange of contracts. If early entry is required then the purchaser will be asked to pay an additional 10% at that stage.
SINGLE PAYMENT SCHEME
All SPS Entitlements will be made available for transfer to the purchaser.
All equipment in the chicken shed is included in the sale.
WAYLEAVES, EASEMENTS AND RIGHTS OF WAY
The farm is sold subject to and with the benefit of all existing rights, including rights of way, whether public or private, light, support, drainage, water and electricity supplies and other rights, easements, quasi-easements, and all wayleaves whether or not referred to in these particulars.
There are two footpaths crossing the property, both of which come up the main drive before forking left and right.
Wyvern Farmhouse benefits from mains electricity (3 phase to yard), mains water, oil fired central heating and a Farm 2000 biomass burner.
Wyvern Farmhouse is in Council Tax Band C. The farm buildings are not rated. Drainage rates are payable.
Should any sale of the farm, or any right attached to it become a chargeable supply for the purposes of VAT, such tax shall be payable by the purchaser in addition to the contract price.
SPORTING, MINERALS AND TIMBER
All sporting rights, timber or timber like trees, and mineral rights (except as reserved by statute or to The Crown) are included in the sale.
PLANS, AREAS AND SCHEDULES
These have been prepared as carefully as possible and based on the Ordnance Survey national grid 1:2,500 landline data. The plans are published for illustrative purposes only and although they are believed to be correct, their accuracy is not guaranteed.
TOWN AND COUNTRY PLANNING
The purchaser/s will be deemed to have full knowledge and have satisfied themselves as to any planning matters that may affect the property.
FIXTURES & FITTINGS
Unless mentioned in these particulars, fixtures and fittings are excluded from the sale but some may be available by negotiation.
Any stocks, fuel or heating oil on the premises at completion will be charged for at cost.
Should any disputes arise as to the boundaries or any points concerning the particulars, schedules, plans and tenant right issues, or the interpretation of any of them, the question will be referred to an arbitrator appointed by the selling agent.
Strictly by appointment with Brown & Co. Please contact Jonathan Rush on 01603 629871.