KEYSMOUNT FARM BLACKFORD, CARLISLE CA6 4ER

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3 KEYSMOUNT FARM BLACKFORD, CARLISLE CA6 4ER A productive dairy farm extending to acres (34.00ha) with a three bedroom traditional farmhouse with an annex offering a reception room, kitchen and further bedroom for independent living area. The outbuildings offer an excellent range of modern steel portal frame buildings which have been erected recently. For Sale as a Whole or in Four Lots by Private Treaty Guide Price 900,000

4 Location Keysmount is conveniently located approximately 2 miles North East of Junction 44 of the M6 in open countryside. Directions From Junction 44 of the M6 follow the A7 North, Take the fourth road on the right, signposted Kirklinton/Scaleby/Cliff/Longpark. Take the first road on the right signposted Scaleby/Brampton, Keysmount is the first farm on the left hand side after a number of residential properties. Description The stone built farmhouse with rough cast finish under a slate roof offers three bedrooms and two reception room accommodation within the main farmhouse together with a single storey annex offering independent living with kitchen, bedroom and reception room if required. Attached to the farmhouse is a former dairy which may also be suitable for further extension of the living accommodation, subject to relevant consents. The property benefits from LPG central heating and double glazing throughout. There is a courtyard of brick buildings and to the rear of these are a large range of recently constructed steel portal frame buildings. The land extends to acres (34.00ha) in total. Lot 1: Steading and acres (9.90ha) Guide Price: 450,000 Living Accommodation Ground Floor Entrance Hall 6.00m x 3.15m. upvc door to rear yard, ceiling light fitting, radiator, timber gallery landing and staircase. Kitchen 3.65m x 3.40m. This room is currently used as an office as the Kitchen which could be used for the Annex is the main Kitchen of the property. Base and wall units, single bowl stainless steel sink unit with mixer tap, plumbing for washing machine, quarry tiled floor, window to side elevation. This room could be extended into the former dairy if required, subject to relevant consent. Utility Room 5.50m x 3.00m. Fitted base units, quarry tiled floor, fluorescent light fitting, door to side orchard, window to side elevation, timber panelled walls, amble space for freezers, etc. Ground Floor WC 1.60m x 1.70m. WC, wash hand basin storage cupboard, wall mirror, electric light with shave point, toilet roll holder, fluorescent light fitting, window to side elevation. Dining Room 4.20m x 4.70m. Cast iron fireplace with electric fire on marble hearth, radiator, window to front elevation, ceiling light fitting. Lounge 4.30m x Gas fire on hearth with timber surround, television aerial point, door and window to front elevation, exposed beam, two radiators, ceiling light fittings. Annex Kitchen 4.60m x 3.70m. Fitted base and wall units, 1½ bowl stainless steel sink unit with mixer tap, plumbing for dishwasher, combined range with gas hob and electric oven, Vaillant boiler for central heating and hot water, tiled splashes, window to front elevation.

5 Annex Bedroom 3.50m x 3.25m. Front double bedroom, radiator, ceiling light fitting. Annex Bathroom 3.50m x 1.95m. Corner bath, wash hand basin in vanity unit, vinyl floor covering, tiled walls, shelved cupboard with louvre doors, towel rail, wall mirror, window to front elevation. Annex Living Room 3.75m x 4.75m. Patio doors to the front elevation, flame effect gas fire with timber mantel, two radiators, two windows to the rear elevation, ceiling and wall light fittings. First Floor Landing Ceiling light fitting, Velux rooflight. Bedroom m x 4.60m. Double bedroom with ceiling light fitting, radiator and window to the front elevation. Bedroom m x 3.55m. Double bedroom with window to the front elevation, radiator and ceiling light fitting. Bedroom m x 4.35m. Large double bedroom with radiator, window to front elevation, ceiling light fitting, two built in cupboards Bathroom 2.60m x 3.60m. WC, wash hand basin in vanity unit, bath with shower attachment to taps, toilet roll holder, wall mirror, window to side elevation, built in airing cupboard with hot water cylinder. Storage Cupboard This could give access to first floor of former dairy building if extension of the living accommodation was required, subject to the necessary consents. Services Mains water and electricity, drainage is to a septic tank. The telephone is installed subject to British Telecom regulations. The property benefits from LPG central heating. Council Tax Keysmount is scheduled in Band D with Carlisle City Council. Outside To the front of the house is a lawned garden with paved patio and pathways and gravelled area, to the side is an orchard area and to the rear is a concrete yard area. Outbuildings Garage 3.65m x 5.05m. Up and over door, concrete floor, electric light and power. The range of brick constructed outbuildings with slate roof coverings within the courtyard. Former Dairy 3.30m x 4.26m. This space could be utilized for extension of the living accommodation if required, subject to the necessary consents. Door to rear yard and side orchard, concrete floor, lofted storage space above. PTO driven generator. Milking Parlour 9.90m x 5.20m, 7/14 Fullwood parlour with Augermaster automatic feeders which fed from the cake store within the Workshop. The parlour was updated approximately four years ago with new pulsators. Bulk Tank Room 6.55m x 3.55m. 4,200 litre Darikool bulk tank and associated cleaning equipment and Fullwood plate coolers.

6 Former Byre Providing storage area and Bull Pen 3.15m x 5.40m. Workshop 6.15m x 7.00m. 6 tonne cake bin for the automatic feeders in the parlour, lofted area above the Bulk Tank Room offering storage space and housing the header tank. Lofted area also above Calf Pen 6.08m x 2.80m Calving Pens 6.45m x 17.00m. Block built with asbestos cement roof and Yorkshire boarding, comprising four loose boxes each with mains water trough. Access door to main Cubicle Shed. There is a range of steel portal frame buildings to the rear of the traditional buildings listed above briefly comprising: Collecting Yard 14.85m x 12.00m plus 5.26m x 4.80m. Section to the rear of the parlour and a five bay former byre with corrugated iron cladding, blockwork walls and Yorkshire boarding which has been cleared. Lean-To 9.10m x 7.85m. Two mains water troughs, slatted channel. Secondary Cubicle Shed Five bay former silage pit with fibre cement roof, Yorkshire board cladding fitted with 76 cubicles with rubber mattresses, automatic scrapers and slated channels. Lean-To 13.70m x 6.80m. Includes storage area and two calving pens. Main Cubicle Shed 36.60m x 21.95m. Concrete panel external walls with perforated profile steel cladding and Yorkshire boarding under cement fibre roof, 90 cubicles, scrape passages with automatic scrapers and slatted channels, two mains water troughs, 4.87m wide feed passage. Bull Pen Bull pen and storage area with feed barrier, water trough. Loose Housing with Cubicle Section 36.60m x 18.80m. Loose housing, bull pen, feed passage, cubicle section with 19 cubicles. Part of the slurry ring abuts into the corner of this building. Loose Housing 7.60m x 13.70m. Steel portal frame shed opening into the Loose Housing with Cubicles mentioned above, mains water troughs Young Stock Shed & Lean-To 17.80m x 20.93m. Steel portal frame with blockwork walls, Yorkshire boarding and asbestos cement roof covering, loose boxes with mains water troughs. Lean-To Store/Loose Housing 8.85m x 13.65m. Steel portal frame with profile steel cladding. Two Bedroom Static Caravan Walled Midden 22.85m x 8.35m. Silage Pit m x 6.95m. Steel portal frame with cement roof covering, concrete panel walls with profile steel cladding above, concrete floor.

7 Lot 1 Field No Reference Ha Acres Description 1 NY Permanent Grassland 2 NY Permanent Grassland Lot 2 Field No Reference Ha Acres Description 3 NY Permanent Grassland 4 NY Permanent Grassland 5 NY Permanent Grassland 6 NY Permanent Grassland 7 NY Permanent Grassland Lot 3 Field No Reference Ha Acres Description 8 NY Permanent Grassland 9 NY Permanent Grassland Lot 4 Field No Reference Ha Acres Description 10 NY Permanent Grassland Silage Pit m x 12.72m. Steel portal frame with cement roof cladding, concrete panel walls with profile steel cladding above, concrete floor. The silage pits benefit from an underground effluent tank with a capacity of approximately 1,500 gallon. Please note the tyres used for the silage pits are included within the sale. Slurry Storage There is a four ring slurry tower with associated pump with a capacity of 110,000 gallon and the capacity within the slurry channels is reported to be 35,000 gallon. We have been informed that a pipe has been put in place and runs into Field No 2 should the Buyer wish to create an additional slurry lagoon. The Land within Lot 1 The land within Lot 1 extends to acres (9.09ha) in two field enclosures and of good quality mowing/grazing land. Shown edged red on the attached plan Lot 2: acres (17.63ha) Guide Price: 300,000 Five excellent field enclosures of good quality mowing/grazing land extending in total to acres (17.63ha). Shown edged blue on the attached plan. Lot 3: acres (5.25ha) Guide Price: 100,000 Two field enclosure extending in total to (5.25ha) of good quality mowing/grazing land. Shown edged green on the attached plan. Lot 4: 5.02 acres (2.03ha) Guide Price: 50,000 A single field enclosure extending to 5.02 acres (2.03ha) of good quality mowing/grazing land. Shown edged purple on the attached plan Water Supplies to the Land If the property is sold in separate lots it will be a requirement of the purchaser to install a sub meter to the land.

8 Entitlements The land is registered for Basic Payment purposes. The Entitlements are included in the sale, and will be transferred to the successful Buyer(s). If the property is sold in Lots the entitlements will be split pro-rata as follows: Lot Lot Lot Lot N.B. Prospective Buyer(s) should be aware that the minimum claim area under the Basic Payment Scheme is 5ha. The cost of transferring these entitlements will be VAT, payable by the Buyer(s). Ingoings The successful Buyer(s) will be responsible for purchasing all crop in store at the date of completion. This valuation will be carried out by H&H and their decision will be final. Tenure The property is offered for sale Freehold with Vacant Possession being given on completion. Sporting & Mineral Rights The sporting and mineral rights are included in the sale in so far as they are owned. Viewings Viewings are strictly by appointment through H&H Land and Property. Tel Burdens The property is sold subject to all rights including rights of way, whether public or private, rights of light, support, drainage, water and electricity supplies and other rights, obligations and easements, quasi easements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains and water, gas and other pipes, whether or not constituted in the title deeds or referred to in these particulars. The Purchasers will be held to have satisfied themselves as to the nature of such burdens and for further details are advised to contact the Vendor's Solicitor: John Cook, Butterworths, 24 Lowther Street, Carlisle. Tel:

9 Method of Sale The property is to be offered for sale in lots or as a whole by Private Treaty. The Seller reserves the right to amalgamate, withdraw, or exclude any of the property shown at any time or to generally amend the particulars or order of sale. Exchange of Contracts & Completion Exchange of contracts, it is anticipated, shall take place within one month of an offer being accepted. The Buyer, at this point, will be required to pay a deposit amounting to 10% of the purchase price. The deposit will be non returnable in the event of the Buyer being unable to complete the sale for any reasons not attributable to the Sellers or their agents. Completion will take place within four weeks of the exchange of contracts or earlier by arrangement. Money Laundering Regulations Prospective Buyers should be aware that in the event that they are successful, they will be required to provide us with documents in relation to Money Laundering Regulations, one being photographic id, ie driving licence or passport and the other being a utility bill showing their address. These can be provided in the following ways: call into our office with, or post to us, the original documents for us to copy; or a certified copy provided via your solicitor. IMPORTANT NOTICE H&H LAND AND PROPERTY Ltd for themselves and for the Vendor or Lessors of this property, whose Agents they are, give notice that: (i) the particulars are set out as a general outline only for the guidance of intending Purchasers or Lessees and do not constitute, nor constitute part of, an offer or contract; (ii) all descriptions, dimensions, areas references to condition and necessary permissions for use and occupation and other detail are given as a guide only and without responsibility and any intending Purchasers or Tenants should not rely on them as statements or representations of fact but must satisfy themselves, by inspection or otherwise, as to the correctness of each of them; no employee of H&H LAND AND PROPERTY Ltd has the authority to make or give any representation or warranty whatever in relation to this property nor is any such representation or warranty given whether by H&H LAND AND PROPERTY Ltd. or the Vendors or the Lessors of this property. (iii) The making of any offer (bid) for this property will be taken as an admission by the intending Purchaser that s/he has relied solely upon his own personally verified information, inspection and enquiries. (iv) The photographs depict only certain parts of the property. It should not be assumed that the property remains as displayed in the photographs. (v) Where any reference is made to planning permissions or potential uses, such information is given by H&H LAND AND PROPERTY Ltd in good faith. Prospective Purchasers should make their own enquiries with the Local Planning Authority into such matters. (vi) The Vendors reserve the right to amalgamate, withdraw or exclude either of the Lots shown at any time and to generally amend the particulars or method of sale. (vii) (viii) The property is sold subject to reserve(s). H&H LAND AND PROPERTY Ltd reserve the right to sell privately without imposing a closing date and do not bind themselves to accept the highest or any offer. These particulars have been prepared in accordance with The Business Protection from Misleading Marketing Regulations to give a fair overall view of the property. Particulars prepared: January 2017

10 The Agents have not tested any apparatus, equipment, fixtures and fittings, or services, so cannot verify that they are in working order or fit for the purpose. The buyer is advised to obtain verification from his or her Professional Adviser. References to the Tenure of the property are based on information supplied by the Vendor. The agents have not had sight of the title documents. The buyer is advised to obtain verification from their Solicitor. Prospective purchasers are advised to check the availability of any property before travelling any distance to view.