Land for sale in Mosser, Cumbria CA13

A rare opportunity to purchase an established lifestyle business within the Lake District National Park.

Wood Farm consists of five properties:

6 bed house with annexe accommodation
3 bed house currently used as a residential letting
2 bed cottage currently used as a residential letting
3 bed barn conversion currently used as a holiday let
3 bed barn conversion currently used as a holiday let

Wood Farm is an excellent property, with huge potential to add further value.

Rural location
Five properties
Stables and land
Established lifestyle business
Opportunity to add further value
Within the Lake District

For Sale as a Whole by Private Treaty

Situation
The Property is located within the Western Lake District and is situated in a private location with excellent access to the Lake District and its attractions.

The town of Cockermouth is approximately 4 miles away, and offers all of the expected amenities, as well as primary schools and a secondary school.
Cockermouth 4 miles
Workington 11 miles
Keswick 16 miles
Whitehaven 17 miles
M6 Junction 40 and Penrith 33 miles

Access
Access to Wood Farm is from the public highway. There is a private drive leading to a parking area and courtyard providing access to all properties.

Directions
From Cockermouth, head south and take the A5086 at the Lamplugh Roundabout. Stay on the A5086 for approximately ½ mile then take the left hand turning at Paddle School. Follow this road for approximately ½ mile then take the next right hand turning. Wood Farm is located on the right-hand side after approximately 1.3 miles.

Postcode
CA13 0RB

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Description
Wood Farm consists of 5 properties, a range of outbuildings, stables and land.

The property also benefits from gardens and an orchard, along with stabling, paddock, and fields. The total area of the property extends to 3.88 acres or thereby.

There are also a range of outbuildings offering potential for further conversions (subject to relevant consents and permissions).

Wood Farm House

The accommodation consists of:

Ground Floor

Kitchen/Family Room 4.32m x 9.14m approx.
Open plan area leading to dining room, with doors to annexe, utility room and sitting room. Kitchen with part vaulted ceiling and Velux windows, and multi fuel stove.

Utility Room
With worktop and space for washing machine, and oil-fired boiler.

Dining Room 2.59m x 5.13m approx.
Opening from kitchen and door into sitting room.

Sitting Room 4.62m x 3.76m approx.
With feature fireplace and wood burning stove.

Inner Hall
Stairs to first floor, and understairs cupboard.

Living Room 4.56m x 4.88m approx.
With fireplace and exposed beams.

Hobby Room 2.33m x 4.88m approx.
With recessed shelving, and door into courtyard.

Study 2.39m x 3.66m approx.
Door to inner lobby.

Inner Lobby
Doors to bathroom and playroom.

Playroom 3.28m x 4.88m approx.
With cast iron fire surround and exposed beam.

Office 2.44m x 4.83m approx.

Bathroom
With bath, shower cubicle, hand wash basin and WC.

First Floor

First Floor Landing
With feature arch window over stairs.

Bedroom 1 with ensuite 5.64m x 4.72m approx.
Double bedroom with ensuite wwhich has a double shower enclosure, hand wash basin and WC.

Bedroom 2 4.58m x 3.66m approx.
Double bedroom with cast iron fire surround and exposed beam.

Bedroom 3 4.56m x 3.95m approx.
Double bedroom with stone fire surround and exposed beam.

Bedroom 4 2.44m x 5.18m approx.
Single bedroom.

Bathroom
With shower over bath, hand wash basin and WC.

Wood Farm House Annexe

Ground Floor

Kitchen Diner 3.91m x 4.96m approx.
Range of units and work surface, electric hob and oven. Doors to bedroom and wet room.

Bedroom 1 3.91m x 2.75m approx.
Double bedroom.

Wet Room
Shower area, hand wash basin and WC.

First Floor

Seating Area
Overlooking kitchen diner, with door to bedroom.

Bedroom 2 2.79m x 2.75m approx.
With Velux window.

Wood Farm Cottage

Wood Farm Cottage is currently used as a residential letting. The accommodation consists of:

Ground Floor

Entrance
Shared with Old Stable Cottage.

Living Room 4.11m x 4.92m approx.
With original fireplace and multi fuel stove, exposed beams. Door into kitchen diner.

Kitchen Diner 5.94m x 3.92m approx.
With fitted cupboards and work surfaces, and walk-in pantry. Dining area with door into garden and door to stairs.

First Floor

Landing
With doors to all rooms.

Bedroom 1 4.01m x 4.03m approx.
Double bedroom with cast iron fireplace.

Bedroom 2 3.26m x 3.70m approx.
Double bedroom with exposed beams.

Bedroom 3 3.04m x 3.70m approx.
Double bedroom with stone fireplace.

Bathroom
With shower over bath, hand wash basin and WC.

Store Cupboard
Accessed from landing.

Old Stable Cottage

Old Stable Cottage is currently used as a residential letting, and has a local
occupancy clause. The accommodation consists of:

Ground Floor

Entrance
Shared with Wood Farm Cottage.

Living Room / Kitchen 4.72m x 2.74m / 3.36m x 3.04m approx. With recess for electric fire, stairs to first floor, and door to bathroom. Kitchen
with base and wall units, door to garden.

Bathroom
Bath, shower area, hand wash basin and door to separate WC.

First Floor

Landing
With doors to bedrooms.

Bedroom 1 6.10m x 2.75m approx.
Double bedroom with exposed purlins and built in airing cupboard.

Bedroom 2 3.36m x 3.04m approx.
Double bedroom with exposed purlins.

The Byre

The Byre is currently used as a holiday let. The accommodation
consists of:

Ground Floor

Entrance Hall
Living Room 5.04m x 4.62m approx.
With exposed beam.

Shower Room
With shower enclosure, hand wash basin, and WC.

Kitchen Diner 3.97m x 4.62m approx.
Range of base and wall units, and mounted oil-
fired boiler.

First Floor

Landing
With door to airing cupboard.

Bedroom 1 3.10m x 4.67m approx.
Double bedroom.

Bedroom 2 5.08m x 2.54m approx.
Double bedroom.

Bedroom 3 5.99m x 1.98m approx.
Twin bedroom.

Bathroom
With shower over bath, hand wash basin and WC.

Tithe Cottage

Tithe Cottage is currently used as a holiday let. The accommodation consists of:

Ground Floor

Entrance Hall

Shower Room
With shower enclosure, hand wash basin, and WC.

Living Room 5.14m x 4.56m approx.
With exposed beam.

Kitchen Diner 3.95m x 4.56m approx.
With range of base and wall units, and mounted oil-fired boiler.

First Floor

Landing
With door to airing cupboard.

Bedroom 1 2.94m x 4.60m approx.
Double bedroom.

Bedroom 2 5.44m x 2.43m approx.
Double bedroom.

Bedroom 3 6.09m x 2.08m approx.
Twin bedroom.

Bathroom
With bath, hand wash basin, and WC.

Outside
There is a large parking area which leads into the courtyard allowing access to all of the properties.
There is paddock which is laid to grass situated to the side of the parking area.

There are additional buildings which are currently unconverted and offer potential for further
development (subject to relevant consents and permissions). The Gin Case and Barn extends to circa 355 sq.m or thereby.

To the far side of the barns there is a stable block which includes four loose boxes. On one side of the stables there is an area of garden plus an orchard area to the front.

The land is split into three fields which are currently utilised for horse grazing. This includes one field located to the rear of the property, and two to the front.

Services
The Property benefits from mains electricity and water, oil fired central heating, a combination of oil fired central heating and electric storage heaters, with drainage to two septic tanks.

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

Both septic tanks have been previously surveyed by the current owners, and copies of the reports can be provided upon request. It is the responsibility of prospective purchasers to ensure that a compliant system is in place at their own cost as per legislation.

Council Tax
The properties are in the following Council Tax Bands:
Wood Farm House D
Wood Farm Cottage C
Old Stable Cottage B

Fixtures & Fittings
No warranties are given for the fitted appliances.

Energy Performance Certificate Rating
The EPC ratings have been assessed as follows:
Wood Farm House D
Wood Farm Cottage D
Old Stable Cottage D
Tithe Cottage F
The Byre F
For full copies of the EPC information and copies of the reports please contact the Selling Agent.

Environmental Schemes
The Land is not currently entered into any environmental schemes. The property borders sandy Beck, a water course with a sssi status.

Sporting Rights
Any sporting rights are included in the sale in so far as they are owned.

Mineral Rights
To the extent they are included within the vendor’s title.

Local Authority
Cumberland Council
117 Botchergate
Carlisle
CA1 1RF

Planning
Prospective purchasers should make their own investigations into any planning matters and building consents and seek relevant professional advice.

Plans, Areas and Schedules
These are based on the Ordnance Survey and Title Deeds and are for reference only. They have been carefully checked and computed by the selling agents and the purchaser shall be
deemed to have satisfied themselves as to the description of the property and any error or misstatement shall not annul the sale nor entitle either party to compensation in respect thereof.
Any room sizes have been taken from the floor plans provided by a 3rd party.

Viewing
By strict appointment with the Selling Agents: Davidson & Robertson Ltd.

Date of Entry
By mutual agreement

Deposit
A deposit of 10% of the purchase price will be payable on exchange of contracts. This will be non-refundable in the event of the transaction failing to reach completion for reasons not attributable to the vendors or their agents.

Solicitor
Gaynor Wragg
Brockbanks Solicitors
6 Borrowdale Road
Keswick
Cumbria
CA12 5DB

Method of Sale
The Property is offered for sale by Private Treaty. Offers should be submitted to Suite 7M, Lakeland Business Park, Cockermouth, Cumbria, CA13 9UQ. Should an offer be submitted to the office address please also confirm via telephone or email.

The Vendor reserves the right to change the method of sale, sell the property without any prior notification or change the closing date. Prospective purchasers are therefore advised to register their interest with the selling agents, following an inspection and having carried out suitable due diligence with regards to the subjects. The Vendor and their agents reserve the right to exclude, withdraw or amalgamate any of the land shown at any time. The Vendor and their agents also reserve the right 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. A closing date for offers may be fixed. Prospective purchasers
who have notified their interest through the selling agents, in writing, will be advised of any closing date, unless the property has been sold previously. The Vendor is not bound to accept the highest or indeed any offer, or go to a closing date.

Offers
All offers should be submitted to the selling agent, along with the relevant Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 paperwork, to the Selling Agent.

Third Party Rights and Easements
The subjects are sold together with and subject to all existing rights of way, easements, wayleaves and others, whether contained in the Title Deeds or otherwise, and purchasers will be deemed to have satisfied themselves in all respects thereo.

Important Notice

Davidson & Robertson for themselves and for the Vendor(s) or Lessors(s) of the property described in these particulars, whose agents they are, give notice that these particulars are produced in good faith as a general outline only and do not constitute, nor constitute part of, any offer or contract. No person in the employment of Davidson & Robertson has any authority to make or give any representation or warranty whatsoever in relation to this property or these particulars, nor to enter into any contract relating to this property on behalf of the Agents, nor into contract on behalf of the Vendors.

It is the responsibility of any prospective purchaser or lessees to satisfy themselves as to the accuracy of any information upon which any prospective purchaser or lessee relies on in making an offer or bid. The making of any offer or bid for this property will be taken as an admission by the prospective purchaser or lessee that he has relied solely upon his own personally verified inspection and enquiries. No responsibility can be accepted for loss or expense incurred by prospective purchasers in viewing the property or in the event of any property being sold or withdrawn.

All descriptions, dimensions, references to condition and other details are given without responsibility and should not be relied on as statements of fact and prospective purchasers must satisfy themselves by inspection or otherwise as to the correctness of each of them. Descriptions of the property are subjective and are published as opinions and not statements of fact. They are not intended to be binding on the Vendors of their Agents.

Nothing in these particulars is to be regarded as a statement that the property is in good structural, agricultural or horticultural condition, nor should any statement be taken as a warranty to be implied that any services, appliances, equipment, installations or facilities on the property are in good working order. Prospective purchasers should satisfy themselves as to the condition of all such matters.

The Purchaser(s) shall be deemed to acknowledge that they have not entered into an agreement to purchase in reliance on any statement contained in these particulars, that they have satisfied themselves as to the content of each such statement by inspection, enquiry or otherwise and that no warranty or representation has been made by the Vendors of their Agents in respect of the property.

Any error, omission or mis-statement in these particulars or any correspondence relating thereto shall not entitle the purchaser to rescind or to be discharged from any Agreement to Purchase nor shall it entitle either party to compensation or damages, or give either party any cause of civil action.

The property is sold with all faults and defects whether of condition or otherwise and neither the Vendors nor their agents will be held responsible for such faults and defects.

The photographs printed in these particulars show only certain parts of the property and they were not necessarily taken when the particulars were produced.

Where any reference is made to planning permissions or potential uses, such information is given by the Vendor and their Agents in good faith. Prospective purchasers should make their own enquiries with the Local Planning Authority into such matters.

These particulars have been prepared in good faith and in accordance with relevant legislation at the time of writing.

Photographs taken April 2024
Particulars prepared May 2024

Particulars and misrepresentation

These particulars are produced for the guidance of prospective purchasers and although they are intended to give a fair description of the property they do not constitute or form any part of an offer or contract. Intending purchasers must satisfy themselves by inspection or otherwise. Any measurements or distances referred to should be considered as approximate. No responsibility can be accepted for any expenses incurred by intending purchasers in inspecting a property that has been sold or withdrawn.<br /><br />