West Lyng, Taunton, TA3

An attractive Grade II Listed residential holding, in need of renovation, together with a magnificent range of traditional and modern farm buildings with alternative use potential (STP), Cottage and about 249 acres. For sale as a whole or in Lots


Lyng Court has been in the same family since the mid 1800’s and was formerly run as a mixed livestock holding and now offers a number of opportunities for an ingoing buyer. There is a fantastic range of traditional barns prime for conversion (STP) to a number of alterative uses. The land lies nearby and comprises a mixture of arable and pastureland, in all about 249 acres. The property is being offered for sale as a whole or in lots, as described within these particulars of sale.

LOTTING & GUIDE PRICES
The holding is being offered for sale as a whole or in up to 7 convenient lots as follows:-

LOT 1 - Lyng Court and 3.37 acres - Guide Price £650,000.
The Farmhouse is believed to date back to 1810 and is constructed of red brick elevations under a pitched tiled roof. The accommodation enjoys generous room sizes, tall ceiling heights and boasts a wealth of character features. In brief the accommodation comprises an entrance porch which leads to a dining hall with open fireplace with minster stone surround. A door off leads to a dual aspect kitchen/breakfast room with doors out to a veranda, complete with a range of fitted base units with rolled top work surfaces over. A fabulous dual aspect drawing room with inglenook fireplace lies at the other end of the house and to the rear is a rear hall with W.C., together with a large dairy and butlers kitchen. A passage with flagstone flooring gives access to a courtyard and to the scullery with wash house to the rear and a storeroom over. Stairs off the dining room lead to the first floor where there are three generous double bedrooms and two further bedrooms serviced by two family bathrooms. A second flight of stairs gives access to the attic rooms which are currently used for storage but could provide extra sleeping accommodation (STP). The cellars below provide storage and are accessed under the main staircase. The house is ripe for renovation and has the potential to create a superb family home.

THE GARDENS
The gardens to the front are predominantly lawned with well established borders containing a number of mature shrubs, trees and bushes with a magnificent sycamore tree. Attractive brick walling separates the side gardens which are a good size but have been left to natures way of late.

THE OUTBUILDINGS
The outbuildings associated with this lot comprise a substantial brick built stable block comprising a number of traditional boxes on the ground floor plus tack room and pressing room on the end. On the first floor is currently one large open space. This building could suit a number of alternative uses, such as an annexe, games room, holiday let, garage or other, subject to the necessary consents.

THE LAND
The land associated with this lot lies to the north and currently contains a number of mature fruit trees and from here fantastic views can be enjoyed of the Somerset Levels and Quantock Hills in the distance. In all this lot extends to approximately 3.37 acres, as shown shaded purple on the
attached plan.

LOT 2 - Bethlyne Cottage and Range of traditional and modern barns. In all 6.22 acres - Guide Price £550,000.

This lot lies to the east of lot 1 and comprises a two bedroom cottage in need of renovation along with a fantastic range of traditional and modern agricultural barns and orchard. The barns offer a wide scope of alternative uses (STP) and are centred upon an impressive two storey Tythe barn of local stone elevations with attractive brick coins and stone mullion arches. A number of single storey traditional barns feed off the Tythe barn, formerly used as cow stalls and create a number of attractive courtyards. In addition to the traditional barns are four modern Dutch barns of steel frame construction under profile steel roofs. There may be the possibility of residential consent under Class Q, subject to satisfying the necessary criteria. For the exact dimensions of these barns, please refer to the floorplan and land plan within these particulars of sale.

BETHLYNE COTTAGE
Adjoining the gable end of the Tythe barn is a two bedroom period cottage offering two reception rooms with galley kitchen and bathroom to the rear and two double bedrooms over. The gardens lie to the side and have been left to natures way and the property is now in need of complete renovation but has the potential to create a charming country cottage.
The land associated with this lot lies to the north and comprises a mature fruit orchard. This lot is shown shaded blue on the attached plan.

LOT 3 - Productive pastureland, in all about 67 acres - Guide Price £575,000.
This block comprises a predominantly level block of productive pastureland, made up of 5 enclosures with natural
rhyne watering. This lot is accessed via a hardened track leading from the public highway and it is ideally suited to livestock grazing and fodder production. This lot is shown shaded pink on the attached plan.

LOT 4 - Arable/pastureland, in all about 12.7 acres - Guide Price £175,000.
This parcel is positioned opposite lots 1 and 2 and enjoys road access on two sides. The land comprises two enclosures contained within mature hedgerows and is currently down to permanent grass but has the ability to grow arable crops if required. Note, if lot 6 is sold separately to lot 4 then there will be no rights of access over lot 4. This lot is shown shaded yellow on the attached plan.

LOT 5 - Productive arable land, in all 21.62 acres - Guide Price £275,000.
This lot comprises a single enclosure of level arable land situated between the public highway and the railway line. The land is level and contained within natural hedgerow boundaries, currently down to grass but with arable capabilities. This lot is shown shaded green on the attached plan.

LOT 6 - Modern agricultural barn and 68.66 acres - Guide Price £625,000.
This lot comprises a modern steel frame covered yard (18m x 27m) with part block and part timber clad elevations under a fibre cement roof. The land associated with this lot is a combination of gently sloping arable land and lower lying moorland. The land enjoys road access to the west and is ideally situated to arable and livestock production. There is also the opportunity of converting the barn to residential use under Class Q, subject to satisfying the necessary criteria. This lot is shown shaded orange on the attached plan.

LOT 7 - Arable and pastureland in all about 69.85 acres - Guide Price £450,000.
This lot is accessed via a hardened track leading from the public highway and enjoys a southerly aspect overlooking Curry moor. The top two fields adjoining the railway are gently sloping and have arable capabilities and the lower lying moorland ideally suited to livestock grazing or fodder production and has considerable conservation appeal. This lot is shown shaded light blue on the attached plan.

TENURE AND TENANCIES
The land is of freehold tenure with vacant possession available upon completion.

SPORTING RIGHTS
In hand and run with the freehold.

SERVICES
Lyng Court
Mains water and electric, private drainage to a septic tank. Heating by electric storage heaters and log burner.
Bethlyne Cottage
Mains water and electricity, drainage to a septic tank. Electric heaters and wood burner.

RIGHTS OF WAY, EASEMENTS, WAYLEAVES, ETC.
The land, as far as required by the Vendor, will be conveyed, subject to all public or private rights of way, easements, and wayleaves of telegraph and telephone poles, stays and wires, electric pylons, poles and cables, water and gas pipes at present erected on and passing over or under the property and subject to the agreements affecting the same (if any).

SAFETY
All persons wishing to view the property do so entirely at their own risk. Neither the Vendors or their Agents will be held liable for any damage or injury that may occur when interested parties are visiting the property. A working farm is a potentially hazardous environment and for prospective purchasers own personal safety, please be vigilant when viewing the farm, particularly around the farmyard and in fields containing stock.

N.B. Please note that owing to the nature of construction of the farmhouse and outbuildings we are not permitting children under the age of 14 to attend viewings. The vendor or their agents take no liability for any injury caused within reason whilst on the property. All potential purchasers are asked to observe the country code and close all gates.

OUTGOINGS
Lyng Court Somerset Council Tax Band G
Bethlyne Somerset Council Tax Band B

LOCAL AUTHORITY
Somerset County Council, County Hall, The Crescent, Taunton TA1 4DY. Tel: .

TOWN AND COUNTRY PLANNING
The farmhouse and Tythe Barn are Grade II Listed. The traditional barns adjoining although are not listed lie within the curtilage of a listed building.

The property lies in the hamlet of West Lyng some 7 miles east of the county town of Taunton and is approached from the main Taunton to Glastonbury Road. Local facilities are available at North Curry about 1 and a half miles away which include the modern health centre, post office/stores, primary schooling and popular pub whilst Taunton is readily accessible buy car in to which a fairly regular bus service also operates. Taunton affords a wide range of shopping, recreational and scholastic facilities including three noted public schools, fast rail link to London Paddington and M5 interchange (junction 25). Both Exeter and Bristol are within striking distance both hosting international airports.