Graham Watkins & Co. Thursfield Lodge Farm High Street, Newchapel, Stoke on Trent, Staffordshire, ST7 4JG

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1 gw Graham Watkins & Co. Chartered Surveyors, Estate Agents, Auctioneers & Valuers 69 Derby Street, Leek Staffordshire, ST13 6JL Tel: Fax: Thursfield Lodge Farm High Street, Newchapel, Stoke on Trent, Staffordshire, ST7 4JG

2 Description Thursfield Lodge Farm offers an opportunity to purchase a detached spacious family dwelling, together with a range of brick built stables, yard area and land extending to 17 acres or thereabouts. In addition there is a brick built cottage within the farm yard, with the property being available as a whole or may be divided into two parts if required. Situation The property enjoys a pleasant rural location just off the High Street at Newchapel with open fields to the rear, whilst still being close to local amenities being only 3 miles from Biddulph, 3 miles from Tunstall and 12 miles from Leek. Directions If travelling from the village of Newchapel, take the High Street in a northerly direction and the entrance to the property will be found on the right hand side as indicated by the Agents for sale board and detailed on the location plan. Offers Invited In the Region of: 585,000 (subject to contract)

3 Description Thursfield Lodge Farm The dwelling house comprises a brick, partly rendered and tiled dwelling house, together with a range of mainly brick built stables, cottage and land extending to 17 acres or thereabouts. The dwelling house is considered to provide comfortable family living accommodation having being tastefully modernised over the years with a good degree of charm however it does have the potential for further modernisation and improvement if desired. The house has the benefit of double glazed window units, with the exception of the pantry window. It is approached from the main road by means of a hardcore driveway which leads into the farm yard, a good proportion of which is stone setts, with a gravelled parking area. Accommodation The dwelling is currently provides the following accommodation:- Front Entrance Door With canopy porch over Second Entrance Door Leading to:- Entrance Hall With tiled floor and store cupboard off Conservatory 22 8 x 6 4 (6.95m x 1.95m) With tiled floor and double patio doors to lawned area to the rear of the property and access to:-

4 Cloakroom With low flush WC and tiled floor Fuel Store With outside door Small Entrance Hall With tiled floor and store cupboard off Kitchen 13 2 x 15 (4.02m x 4.57m) With Belfast sink and an extensive range of solid wooden wall and base kitchen units with tiled surfaces, tiled floor, brick feature fire place with wood burning stove. New Home electric cooker, hob and extractor hood above and exposed beams to the ceiling and central feature light fitting Pantry 9 8 x 8 5 (2.99m x 2.59m) With fitted shelves, tiled floor and plumbing for washing machine Sitting Room x 19 6 (3.69m x 5.97m) With Victorian marble open fire place with open hearth, exposed beams to ceiling, staircase, understairs cupboard and double glazed window to front elevation. Door off to Cellar, which provides useful spacious storage facilities.

5 Front Room x (3.69m x 3.69m) With Victorian marble fire place with open hearth, exposed beams to ceiling and double glazed window unit to front elevation Staircase leading to First Floor Landing and giving access to:- Bedroom Number x 12 4 (3.44m x 3.78m) With built in wardrobes and double glazed window to front elevation Bedroom Number x 12 3 (3.08m x 3.75m) With built in wardrobes and double glazed window to front elevation Bedroom Number x 13 (1.95m x 3.96m) (maximum) With built in airing cupboard, with hot water cylinder and double glazed window unit to side elevation

6 Bathroom With bath, shower cubicle, wash hand basin, low flush WC and part tiled walls Outside To the rear of the property there is a concrete flagged patio area, beyond which there is a well screened garden area with a spacious lawn with mature shrubs.

7 DESCRIPTION THE COTTAGE The cottage is situated close to the dwelling house and adjacent to some of the stables. It is constructed of brick under a tiled roof and provides comfortable living accommodation as detailed below with the benefit of double glazed window units. Entrance Door Living Room / Kitchen 12 6 x m x 3.81m) With the living room area having fire place having a solid fuel stove which serves the central heating and domestic hot water and exposed beams to ceiling Kitchen Area 6 7 x 8 (2.04m x 2.44m) With exposed beams to ceiling, range of wall and base units, Belfast sink and plumbing for washing machine. Shower Room With shower, wash hand basin, low flush WC and tiled walls Open Staircase leading to:- Bedroom Number 1 With two radiators and built in wardrobe

8 FARM BUILDINGS There is an extensive range of buildings being suitable for a number of purposes subject to any necessary consents although they have been recently used as horse stables as set out below: Brick and tiled range, single storey providing:- Store Room 7 8 x 13 9 (2.38m x 4.24m) With concrete floor Stable 15 7 x (4.79m x 3.83m) Stable 15 x 10 6 (4.57m x 3.23m) Stable 15 x 10 6 (4.57m x 3.23m) Stable 15 x 10 6 (4.57m x 3.23m) Tack Room Further brick and tiled range comprising:- Stable x 9 3 (3.69m x 2.83m) Stable x 12 (3.69m x 3.66m) Adjacent there is the brick and tiled cottage as described below. Adjacent to the cottage there is a further brick and tiled range comprising:- Stable 9 11 x 9 9 (2.78m x 3.02m) Stable 9 11 x 9 9 (2.78m x 3.02m) To the rear of this range there is a room, used as Former Office 11 x 13 (3.35m x 3.96m) approximately with concrete floor

9 To the rear there is also a two bay traditional Hay Barn with Lean-to with a further free standing traditional Hay Barn with Lean-to. Range of four timber built Stables 11 x 11 (3.35m x 3.35m) each approximately with solid floors. It is noted that these are in need of some repair. Further brick and tiled lean-to range comprising:- Stable 10 x 10 (3.05m x 3.05m) Stable 15 x 10 6 (4.57m x 3.23m) Two Small Storage Rooms adjacent Asbestos Nissan Storage Building Ménage 75 x 150 (22.86m x 45.72m) approximately with timber railed fencing and lighting. Concrete block Manure Store Land From our calculations of the area shown on the Land Registry Title Plan SF314916, the property extends to acres or thereabouts including the farm house, buildings and grassland. The land is divided into different fields, which are laid to permanent pasture. Generally the land is reasonably level in nature and is considered to be in good heart and suitable for the purposes of grazing or mowing in part if required. Lotting The property is considered to be best offered for sale as a whole. However offers may be considered separately for the cottage and adjacent buildings and small paddock to the rear.

10 Local Authority The local authority is Newcastle under Lyme District Council. We note from records that planning permission was gained under application number 08/00368/FUL to extend the cottage at this property. This application was not implemented, but interested parties wish to consider the matter further, they may obtain details from the council website as to what was agreed. Single Farm Payment For the avoidance of doubt, no single farm payment entitlements are attached to the holding. Tenure and Possession The property is held freehold and vacant possession will be given upon completion. Mapping The plans provided in these particulars are indictive and for identification purposes only and interested parties should inspect the plans provided with the conditions of sale with regards to precise boundaries of the land. Wayleaves and Easements The property is sold subject to and with the benefits of all rights, including rights of way, whether public or private, light, support, drainage, water and electricity supplies and other rights and obligations, easements, quasieasements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains and water, whether or not referred to in these stipulations or particulars. Please Note The agent has not tested any apparatus, equipment, fixtures, fittings or services and cannot verify they are in working order or fit for their purpose, neither has the agent checked the legal documents to verify the freehold/leasehold status of the property. The buyer is advised to obtain verification from their Solicitor or Surveyor.

11 Viewing By prior arrangement through the Agents. Please or telephone Mortgage Provision If you are thinking of buying a property, either through us or another agent, and require mortgage advice then please contact our office with your details and we can get our independent mortgage advisor to contact you to arrange a free no obligation meeting Thinking of Moving? If you have a property you are thinking of selling or renting then please contact us for a free market appraisal and advice on the best way forward. Contact our office on or enquiries@grahamwatkins.co.uk. Websites Messres. Graham Watkins & Co. for themselves and for the vendor or lessor of this property whose agents they are, give notice that: 1. All statements do not constitute any part of, an offer of a contract; 2. All statements contained in these particulars as to this property are made without responsibility on the part of the Messrs. Graham Watkins & Co. or the vendor or lessor; 3. None of the statements contained in these particulars as to this property are to be relied on as statements or representations of fact; 4. Any intending purchaser must satisfy himself by inspection or otherwise as to the correctness of each of the statement contained in these particulars; 5. The vendor or lessor does not make or give also Messrs. Graham Watkins & Co., nor any person in their employment has any authority to make or give, any representatives or warranty whatsoever in relation to this property. 6. None of the statements contained in these particulars as to this property are to be relied on as statements or representations of fact;

12 Land Plan For Identification Purposes Only (not to scale)

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