Bindon Farm

Bindon Farm
Langford Budville, Wellington, Somerset
Bindon Farm
Langford Budville, Wellington, Somerset
Milverton 3 miles, Wellington 3 miles, Taunton 9½ miles, M5 (J26) 5 miles
A most attractive residential, livestock and equestrian holding lying in a glorious and accessible position in the
Taunton Vale.

A delightful detached five bedroom
farmhouse, enjoying an elevated position
with the benefit of far reaching southerly
views.

A formal courtyard of traditional stone
and slate barns which have recently been
re-roofed.

Three
modern
storage
buildings,
together with a further separate range of
modern livestock and storage buildings.

In all extending to in excess of 51 acres,
the majority of which is laid to
productive pasture with the benefit of
excellent access and interspersed areas of
amenity woodland.

For sale as a whole or in four lots.
SITUATION
Bindon Farm is situated on the edge of the Taunton Vale in a most attractive and rural location in the heart
of rolling Somerset countryside, close to the Brendon Hills and the Exmoor National Park. The house in
particular benefits from eye-catching southerly views. Whilst the setting is rural, Bindon Farm is by no
means isolated and is well serviced by both local towns and villages, with the village of Langford Budville
only a mile to the south, and the favoured village of Milverton under 3 miles to the north east. The market
town of Wellington is also within easy reach, as is the county town of Taunton, both of which offer a wide
range of shopping, social and scholastic facilities. There is an excellent range of good schools nearby, both
in the independent and state sectors including Wellington School, and Queens and Kings Colleges and
Taunton School within the county town. The M5 motorway can be joined at Wellington (J26) and Taunton
offers a regular intercity service to London Paddington (100 minutes by fast train).
DESCRIPTION
Bindon Farm offers prospective purchasers the opportunity to acquire a most attractive residential farm
capable of supporting a number of livestock or equestrian uses. The house and buildings are situated at
the centre of the land, with the benefit of three main access points, surrounded by a number of
conveniently sized paddocks, with further adjoining pasture enclosures lying to the south.
LOT 1 – BINDON FARMHOUSE, FARM BUILDINGS
AND 30.98 ACRES
THE FARMHOUSE
The house, which is constructed of stone with rendered elevations under a slate roof, lies in a slightly
elevated position next to the courtyard of traditional farm buildings and enjoys impressive views to the
south.
The house offers excellent family accommodation with light and spacious rooms. From the front
entrance porch, the front door leads into the Entrance Hall with Dining Room, Sitting Room
(complete with Inglenook fire place) and stairs rising to the first floor off. In turn the Hall leads through
to a fully fitted Kitchen, Study and Rear Hall with the back door off. Accessed from the kitchen is a
Utility Room with Shower Room off, with access to the adjoining Boot Room. There is also an
External Store accessed from the rear courtyard.
Stairs lead to a landing providing access to the principal Double Bedroom with wall cupboards. There
are three further Double Bedrooms and a Single Bedroom, together with a good sized Family
Bathroom.
The house has the benefit of oil fired central heating and double glazing.
OUTSIDE
Surrounded by its own farmland, the house may either
be approached via the concrete driveway which leads
from Middle Hill to the west, or via the driveway
which leads from the Milverton Road at the Chipley
corner to the east. At the front and eastern side of the
house there is an impressive triangular shaped formal
garden, whilst to the rear there is a spacious gravelled
parking area bounded by natural sandstone retaining
walls complete with inset feature alcoves.
THE TRADITIONAL BUILDINGS
There are two traditional sandstone and slate barns positioned to the western side of the house to form an
L-shaped concreted courtyard. These have recently been re-roofed and would be ideal to service a number
of equestrian and livestock enterprises, but also hold potential for conversion to alternative uses, subject to
obtaining the appropriate consents. The buildings comprise:
Stone and slate former Cow Stalls measuring about 24m x 6m (80’ x 19’).
Stone and slate former Stables measuring about 18m x 6m (61’ x 20’) complete with loft over part.
MODERN FARM BUILDINGS
Located beyond the traditional courtyard of buildings is a range of modern buildings which were previously used
to service livestock enterprises, but would be equally well suited to service a range of equestrian or alternative
rural business activities, subject to obtaining the necessary consents. The buildings comprise:
Five bay Covered Yard, of concrete frame and fibre cement measuring about 23m x 20m (75’ x 65’) complete
with central feed passage
12 bay mono-pitched Covered Yard, of steel frame and fibre cement measuring about 55m x 9m (180’ x 30’)
complete with front feed barrier and adjoining handling race
12 bay mono-pitched Covered Yard (opposite), of steel frame and fibre cement measuring about 55m x 9m
(180’ x 30’) complete with front feed barrier
To the north of the house, a short distance up the farm drive is a further range of modern buildings. Again, these
buildings were previously used to service livestock enterprises, but would be equally well suited to service a
range of equestrian or alternative rural business activities, subject to obtaining the necessary consents. The
buildings comprise:
Four bay Covered Yard with lean-to off, of steel frame and fibre cement measuring about 18m x 9m (60’ x 30’)
Three silage clamps with re-inforced pre-cast concrete walls.
Four bay former Grain Store with lean-to off, of steel frame and fibre cement measuring about 18m x 18m (60’
x 60’)
Four bay Covered Yard with lean-to off, of steel frame and fibre cement measuring about 18m x 13.5m (60’ x 45’)
THE LAND
Totalling some 30.98 acres, Lot 1 is serviced by three main access points with the land divided into three
conveniently sized and productive pasture enclosures, which are well positioned surrounding the centrally
located farmstead. There is also a recently planted deciduous woodland of 2.82 acres, together with several
further enclosures of attractive amenity woodland, both along the entrance drive and within the holding, all of
which add to both the charm and privacy of the holding.
LOT 2 - COMPRISING 7.99 ACRES OF PASTURE
Lot 2 comprises a gently sloping parcel of pasture land which is situated to the south
of Bindon Farm and extends in all to about 7.99 acres. The land enjoys a right of
access across Lot 3, from the village of Langford Budville, via the track known as
Chorwell Lane. This field, which has the benefit of a natural water supply, would be
ideal to service a number of livestock, equestrian or arable enterprises.
LOT 3 - COMPRISING 8.87 ACRES OF PASTURE
Lot 3 comprises a gently sloping parcel of pasture land which is bisected by a stream
and enjoys access both from the village of Langford Budville, via the track known as
Chorwell Lane and also from Lower Chipley by means of a track running to the road
to the east. This field, serviced by a natural water supply from the stream, would be
ideal to service a number of equestrian or other livestock enterprises.
LOT 4 – COMPRISING A FORMER CART SHED WITH
LEAN-TO OFF, ALL SET IN 3.55 ACRES OF PASTURE
Lot 4 comprises a gently sloping parcel of pasture land which runs down to Lower
Chipley from Lot 3 and is also bisected by the stream. Lot 4 has the benefit of a
traditional sandstone and fibre cement former cart shed complete with a lean-to off,
all measuring about 12m x 10.65m (39’ x 35’). Although at present the land and
building are used to service an equestrian enterprise, the building may be suitable for
alternative uses, subject to obtaining the necessary consents.
SPORTING
VAT
All sporting on the holding is in hand. There are a further 80 acres of shooting rights
over Langford Common which will pass with Lot 1.
Shooting – the area is renowned for its fine pheasant and partridge shoots.
Hunting – with the Taunton Vale Harriers and Taunton Vale and Tiverton Foxhounds.
Fishing – both the Rivers Exe and Barle are within easy reach.
Sailing – on Wimbleball Lake or the South Devon Coast.
The Vendors have not opted for tax (VAT) in respect of their property assets and
therefore no VAT will be charged on the freehold of the property.
GENERAL REMARKS AND STIPULATIONS
TENURE AND POSSESSION
RIGHTS AND EASEMENTS
The sale is subject to all rights of support, public and private rights of way, water, light,
drainage and other easements, quasi-easements and wayleaves, all or any other like
rights, whether mentioned in these particulars or not.
There is a public footpath which runs from Langford Budville, north along Chorwell
Lane across Lots 2 and 3 and into Lot 1, along the farm drive.
The property is offered freehold with vacant possession upon completion.
It should be noted that Lot 4 is held under separate ownership to that of Lots 1-3.
LOCAL AND PUBLIC AUTHORITIES
Taunton Deane Borough Council, The Deane House, Belvedere Road, Taunton TA1 1HE
(T 01823 356356).
OUTGOINGS
Bindon Farmhouse is assessed for Council Tax under Band F.
SERVICES
Water – the property is serviced by both a private and mains water supply.
Drainage – the dwelling is serviced by a private drainage system.
Electricity – mains electricity is connected to the holding. This comprises both single
and three phase supplies.
To comply with the Property Misdescriptions Act and the Consumer Protection
Regulations, Humberts would bring to your attention that it is unable to verify that any
of the service systems in this property are operational. All measurements and distances
in these particulars are approximate.
There is a right of access in favour of Wessex Water and a local farmer over the eastern
access track into Lot 3. Lot 2 will have the benefit of a right of access over Lot 3, from
the village of Langford Budville. Lot 4 will have the benefit of a right of access over a
small section of the entrance within the boundary of Lot 1 at Chipley Corner and over a
section of the eastern access track to Lot 3.
SUBSIDIES AND ENVIRONMENTAL SCHEMES
The property enjoys the benefit of Single Payment Scheme entitlements. The
Vendor(s), so far as they are able to do so, will undertake to transfer the entitlements to
the purchaser on completion. There will be a charge of £100+VAT payable by the
purchaser(s) for the completion of the entitlement transfer paperwork. For the
avoidance of doubt the Vendor(s) will retain the 2014 payment. The purchaser(s) will be
required to farm in accordance with the cross compliance obligations for the remainder
of the 2014 scheme year.
The holding is entered into an Entry Level Stewardship (ELS) agreement. The
agreement will be apportioned according to the sale and the successful purchaser(s) will
be required to take on the obligations of the agreement.
An area of woodland has been established under the Farm Woodland Grant Scheme
(FWGS). The purchaser of Lot 1 will be required to take over the obligations of the
agreement.
HEALTH AND SAFETY ISSUES
Purchasers are requested to take particular care when inspecting the property, bearing
in mind especially the risk increased movements from farm machinery in both the area
of the farm buildings and on the farm tracks.
GRAZING RIGHTS
There are 1.9 hectares of grazing rights on Langford Common. These rights will be
transferred with Lot 1.
FIXTURES AND FITTINGS
Every effort has been made to omit any fixtures and fittings belonging to the Vendor(s) in the description of the
property and the property is sold subject to the Vendor(s) rights to removal or payment for, as the case may be, any
such fixtures and fittings, etc, except those specifically mentioned in these Particulars which are included in the sale.
The fixtures and fittings normally designated as tenant(s) equipment are excluded.
TOWN AND COUNTRY PLANNING
The property is sold subject to existing town and country planning legislation and to any development plan, resolution
or notice which may be in force and also subject to any statutory provisions or bye-laws without obligations on the part
of the Vendor(s) or his Agent to specify them.
OVERAGE CLAUSE
Lots 2, 3 and 4 will be sold subject to an uplift clause for a period of 25 years. The vendors or their successors will be
entitled to an additional payment to reflect the enhanced value should planning permission be granted for a change of
use to non agricultural or equestrian uses of the land and/or buildings. In respect of Lots 2 and 3 there will be an
entitlement to 25% of any resulting uplift in value, whilst for Lot 4 there will be an entitlement to 45% of any resulting
uplift in value.
VIEWING
Strictly by appointment through Humberts Taunton Rural Office (01823 331234).
DIRECTIONS
From the town of Wellington proceed north
towards Milverton on the B3187. After about two
miles, and after a sharp left hand bend, turn left
signed to Langford Budville. Proceed through
the village of Langford Budville and, as you
come to the end of the village, take the right
turn signed to Wiveliscombe, turning right
again a short distance after this. Follow this road
for a short distance until reaching a right hand
turn signed to Bindon Farm and Langford Lakes.
Turn right here and continue to the end of the
concrete drive to Bindon Farm.
The official postcode of the property is TA21
0RU. However, if following satellite navigation
systems, follow TA21 0RS.
Mansfield House
Silver Street
Taunton
Somerset
TA1 3DN
T: 01823 331234
E: [email protected]
E: [email protected]