Occupying a commanding position within mid Baldersdale and with a southerly aspect, a spacious five bedroom farmhouse overlooking Hury Reservoir and southern Baldersdale to Cotherstone Moor. 

Four reception rooms, kitchen, five  bedrooms (two en suite) and family bathroom.  Full central heating and double glazing.  Stone built outbuildings, ample parking, 2.21 acres (0.895 hectares) or thereabouts of well fenced and watered grazing.   Further grazing available by negotiation.

Tree lined entrance drive finished in paviors providing entry to a circulation and parking area for three cars.

The house and footpaths are separated by low dwarf stone built walls, the house having stone flag footpaths surrounding the northern, eastern and southern sides, with lawned and alpine gardens and extended patio area to the frontage overlooking the views over Hury Reservoir.

GROUND FLOOR

Entrance to the house is by way of a hardwood stable door to

Recepton Hall

Wood flooring and exposed stone walls.  Providing through entry to the principal accommodation.

Utility Room

2.41m x 2.01m (7’11” x 6’7”)

Wall and floor units, plumbing for automatic washing machine and work surface, double radiator, traditional latch door.

Hall

With double radiator and providing dispersal to ground floor accommodation.

Ground Floor Cloakroom

WC, hand wash basin, light switch fan and tiled floor.

Sitting Room

4.90m x 4.62m (16’1” x 15’2”)

Situated to the south east corner of the property.  Massive stone lintel to inglenook with cast iron multi fuel fire, double radiator, TV point, wood lined and varnished ceiling, large under stairs storage cupboard.

Dining Room

4.88m x 3.66m (16’0” x 12’0”)

Feature high overmantel fireplace with raised basket grate and side tiles, double radiator.  Access to living room, first floor and double French doors to sun room.

Sun Room

3.66m x 1.90m (12’0” x 6’3”)

Access to stone flagged patio with stunning views over Baldersdale and Hury Reservoir, wall lighting and tiled floor.

Study / Sitting Room 2 or Snug

4.27m x 3.43m (14’0” x 11’3”)

A quiet and peaceful room with high overmantel fireplace with tiled inset and double radiator.  Views over Hury.

Family Room / Kitchen 1

6.53m x 3.63m (21’5” x 11’11”)

High overmantel fireplace with exposed stone housing an Aga oil fired cooker, exposed beam ceiling, wall and centre lights, double radiator and TV point.

Kitchen 2

3.66m x 3.25m (12’0” x 10’8”)

A more traditional kitchen of wall and floor units in country pine, with double oven, four ring halogen hob with extractor over, exposed beam ceiling, slate effect tiled floor, plumbing for automatic washing machine, tiled splash backs, 1½ bowl sink unit, tiled pastry surface.  A good working kitchen handily positioned for the principal family rooms and dining room, allowing for serious work to be done while entertaining in nearby reception rooms.

Inner Hall

Radiator.  Leading to stairwell.

FIRST FLOOR

Master Bedroom

4.90m x 4.67m (16’1” x 15’4”)

A large room providing ample space and light with excellent views over Hury.  Over stairs cupboard, dado rail and double radiator.  A truly superior master bedroom.

Bedroom 2

3.73m x 3.66m (12’3” x 12’0”)

Entered from the frontage landing, with double radiator, fitted hanging robes with cupboards over in rustic country effect, high overmantel fireplace with raised basket grate and tiled insets.

Bedroom 3

5.21m x 4.42m (17’1” x 14’6”) overall

A spacious suite with en suite bathroom including roll top freestanding bath with claw and ball feet, pedestal wash basin, bidet and low level WC, tiled splash backs and double radiator.

Bedroom 4

4.04m x 3.66m (13’3” x 12’0”)

A good sized bedroom with “under sarked” wood lined ceiling and double radiator.

Bedroom 5

3.63m x 2.92m (11’11” x 9’7”) overall exclusive of shower area

A cosy room with cabinet hidden shower and WC facilities with bifold door giving entry to a corner entry shower, low level WC, pedestal wash basin and radiator, with panelled lined ceiling.

Family Bathroom

2.49m x 2.01m (8’2” x 6’7”)

A good sized bathroom with panelled bath, low level WC, pedestal wash basin, wall lighting and tiled splash backs.

OUTSIDE

In addition to the main accommodation there is a most useful range of stone built buildings complete with services, with pedestrian access to the main circulation area.   The buildings include a range of three internal stores within a single traditional structure, capable of conversion as necessary, with overall dimension of 12.67m x 3.30m (41’7” x 10’10”).   Through entry to a WC and further through entry to two part store with dividing curtain wall, overall 4.95m x 3.07m (16’3” x 10’1”), having independent means of access.  Outside cold water tap, outside lighting, oil tank within wall compound for central heating supply.

THE LAND

The land lies to the east and has good access and mains water.  The land has been planted with a variety of trees and provides excellent grazing with stone wall boundaries.

An additional area of land can be made available by separate negotiation subject to contract.

GENERAL REMARKS AND STIPULATIONS

Local Authority

Teesdale District Council

Services

Electricity, spring water supply, septic tank drainage, oil fired central heating.

Fixtures and Fittings

Only those items specifically referred to within the particulars are included within the sale.

Tenure

Freehold.

Directions

From Barnard Castle take the B6277 towards Middleton in Teesdale.  Just before entering the village of Romaldkirk turn left towards Hury.  After almost 4 miles there is a hairpin bend on a hill followed by a small stone cottage on the left hand side.  Briar Dykes Farm is the next property on the left.

The Vendor and Purchaser shall reserve respective rights one upon the other for the provision of further services without payment whatsoever on the basis that any damage caused shall be made good upon the provision of such services easements or similar.

The boundaries of the property are marked by inward and outward facing T-marks.  Inward facing T-mark show liability of the property concerned so far as known.

The retained property shall have the benefit of the existing water supply in addition to the subject property.  There shall also be the right if required to connect into the existing septic tank arrangement subject to a maintenance agreement should the election be madeby the vendor.

For the avoidance of doubt, both properties shall have full rights of access for all times and all purposes one across the other at the point of access to the main council maintained road. The road the subject of joint access shall remain the property of the vendor, subject to full rights of domestic access for the purchaser for all time.

It shall be an express condition of sale that the Purchaser shall not object to the proposed development of adjoining barns in terms of planning principle.

VIEWING

Strictly by appointment through the agents.

IMPORTANT NOTICE

Addisons Chartered Surveyors for themselves and for the vendor or lessor of the property whose agents they are, give notice that:

(1)           these particulars are intended to give a fair and substantially correct overall description for the guidance of intending purchasers/lessees and do not constitute nor constitute part of an offer or contract. No responsibility is assumed for the accuracy of individual items, any item not herein described is deemed not included in the sale/let;

(2)           all descriptions, references to condition and necessary permissions for use and occupation and their details are given in good faith and are believed to be correct, any intending purchaser/lessee should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the validity thereof;

(3)           no person in the employment of Addisons Chartered Surveyors has any authority to make or give any representation or warranty whatsoever in relation to the property or the particulars nor enter into any contract relating thereto on behalf of the vendor/lessor.  All negotiations and discussions are on a subject to contract basis;

(4)           no responsibility can be accepted for any expenses incurred by intending purchasers/lessees in inspecting properties which have been sold, let or withdrawn.

MOST IMPORTANT

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SWN/PMB/2.6.08