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" A superbly equipped and productive livestock and arable farm for sale by private treaty as a whole or in 3 lots.

SITUATION Shelmore Farm is situated in a quiet rural location approx. 1 mile along Radmore Lane after turning off the A518 Newport to Stafford road between Swanpit & Gnosall. On approaching, the farmhouse lies to the one side of this quiet Council by-road and the farm buildings complex immediately opposite on the other side of the lane.

Stafford is only 6 miles distant and is a regional fast route train hub. Shrewsbury lies 30 miles west of the delightful local towns of Gnosall and Newport with all their facilities lie 2 miles and 5 miles distant. DESCRIPTION Shelmore Farm offers the very rare commodity of a new (2012/2013) architect designed house built in a wonderful open location and a similarly new (2007) extensive and well designed set of modern farm buildings. The house and buildings are quite centrally set with regard to the land which has good road access. The land offers a good mix of arable and pasture and it should be noted that a quite prolific farm shoot has operated for many years. FARMHOUSE Constructed in a superb location in 2012/13 this partly oak framed house also has oak joinery within. The specification set out to ensure good insulation although the underfloor hearing system is currently run off a propane boiler but it is installed to cater for a ground source heat pump. Windows are double glazed. The house has a gravel drive with separate ingress and egress and the accommodation is as follows.

Extensive covered porch to front door

Hallway, feature staircase up with cupboard under

Cloakroom providing wash hand basin, wc with ceramic tiled floor

Open plan kitchen, dining and lounge areas divided as follows;

Kitchen area, fully fitted with high and low level oak units and incorporating all modern appliances. Ceramic tile floor. Side entrance door.

(It should be noted that the remainder of the ground floor has oak flooring)

Dining area, oak frame and glazed double height elevations on three sides following roof apex incorporating two sets of double doors to the garden.

Lounge area, inglenook fireplace, fitted log burner, exposed oak beams, two sets of double doors to the garden and bay window and further double doors to hallway.

Feature staircase to extensive galleried landing. SHOWER ROOM Fitted wash hand basin, wc, shower, cubicle and double airing cupboard BEDROOM ONE Two windows and en-suite bathroom, fitted bath, wash hand basin and wc BEDROOM TWO With two windows BEDROOM THREE With two windows

To the side of the house is a complimentary constructed double garage with study above.

The house is paved all around set in level gardens comprising floral borders with lawns bounded on two sides by a ha ha to pasture land beyond.

NOTE: The house is subject to an Agricultural Occupancy Restriction NOTE The house is subject to an Agricultural Occupancy Restriction FARM BUILDINGS Constructed in 2007 by Stan Richards on the opposite side of the Council road to the farmhouse an entirely level site bounded to the rear by woodland and approached through a double gated tarmac entrance. The whole complex is exceptionally well served initially by a tarmac yard and thereafter concrete roads and aprons.

County equestrian buildings range of four stable of cedar wood construction together with two tack rooms.

Grain Store, 80ft x 50ft, of heavy duty steel frame construction incorporating roller shutter door, concrete panel walls and fully clad, (4)

Fodder Store, 140ft x 45ft, partly clad, (3)

Machinery Store, 100ft x 18ft, open to each side

General Purpose single span building, 160ft x 106ft, of steel frame construction with high eaves height used as bull beef unit with wide central feed passage, concreted throughout with panel walling and space boarding above together with concrete roads to the one side and each end. Further 32ft wide lean-to of similar construction, open sided and providing additional cattle housing, (1 & 2).

it should be noted that all the buildings are of recent construction and have been built with versatility and adaptability in mind.

Two earth walls silage clamps with concrete bases and with underground dirty water storage tank. LAND The land totals nearly 204 acres to include approximately 17 acres of woodland and 7 acres of permanent pasture with the remainder all being arable divided between cereal production and grass production from leys. The land appears in very good heart, is of a variable soil type with a small amount of heavier land, some light but principally a good versatile medium loam. The hedges have been kept wide for environmental purposes and there are a lot of good hedgerow trees. All the land is entirely level and is registered on the Rural Land Register.

In OS0832 there is a certified caravan park for five units set around a beautifully landscaped pool area with a log cabin in situ built in 2006. The site has mains water available and a waste tank. (Lot 3).

For a full schedule and plan of the land please contact Halls. SERVICES The farmhouse and buildings are supplied with mains water.

Electricity - private generator. A quotation in the sum of ?11,494 was obtained in 2013 to install mains electricity. The buildings are wired for 3 phase.

Septic tank drainage

Propane - an underground tank is situated to the side of the garage block and is used for central heating although the system was installed to run off a heat pump if required.

Broadband - fibre optic cable with telephone BASIC PAYMENT SCHEME ENTITLEMENTS The land is registered on the Rural Land Register and entitlements will be transferred on completion subject to approval from the Rural Payments Agency. NITRATE VULNERABLE ZONE The land is located within a Nitrate Vulnerable Zone TENURE The tenure of the property is freehold and vacant possession will be given on completion. SPORTING RIGHTS AND MINERAL RIGHTS The sporting rights and mineral rights are in hand and will pass to the purchaser(s) with the freehold. INGOING The purchaser will be required to take to any growing crops on completion at valuation. BOUNDARIES, ROADS AND FENCES The purchaser(s) shall be deemed to have full knowledge of the boundaries and neither the vendor not their selling agents will be responsible for defining ownership of the boundary hedges or fences. RIGHTS OF WAY The property will be sold subject to any wayleaves, public or private rights of way, easements and covenants and all outgoings whether mentioned in the sale particulars or not. VIEWING Strictly by appointment with the Agents, Halls - 01743 450700 LOCAL AUTHORITY Staffordshire County Council, 1 Staffordshire Place, Stafford ST16 2DH Tel: 0300 111 8000 METHOD OF SALE The property is offered for sale by private treaty either as a whole or in 3 lots. The Vendors and their Agents reserve the right to withdraw, amalgamate or divide any of the lots and vary the sale method/process if required. COUNCIL TAX Shelmore Farmhouse is in Council Tax Band 'E' SOLICITOR Mrs Sally-Ann Butter, Graham Withers & Co, 46 Cheshire Street, Market Drayton TF9 1PQ. Tel: 01630 657222 Halls Holdings Ltd and any joint agents for themselves, and for the Vendor of the property whose Agents they are, give notice that: (i) These particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a contract (ii) No person in the employment of or any agent of or consultant to Halls Holdings has any authority to make or give any representation or warranty whatsoever in relation to this property (iii) Measurements, areas and distances are approximate, Floor plans and photographs are for guidance purposes only (photographs are taken with a wide angled / zoom lenses) and dimensions shapes and precise locations may differ (iv) It must not be assumed that the property has all the required planning or building regulation consents. Halls Holdings Ltd, Halls Holdings House, Bowmen Way, Battlefield, Shrewsbury, Shropshire SY4 3DR. Registered in England 06597073. "