Guide Price £1,600,000
An outstanding upland farm located on the edge of the Northumberland and Cumbria Border extending out to the Spadeadam Forest.
Horseholme Farm is an upland farm extending to 308.87 Hectares (763.22 Acres) of in bye pasture and improved upland grazing. The farm is serviced by a full farm steading with modern buildings for sheep and cattle housing, a 4 bedroom farmhouse and a full range of traditional buildings which lend themselves to residential conversion. There is a second farm steading which is currently un- occupied across the river known as Rotheryhaugh.
The property is located approximately 4.9 miles North East of the town of Gilsland. The property sits on the border line between Northumberland and Cumbria. The steading occupies a wonderful setting on the northern bank of the river Irthing with views across the entire farm looking north up to the Spadeadam Forest.
Horseholme Farm has been farmed by the same family since the 1950’s with the current vendor being in control since 1970. It is a quality upland farm that has seen work over the years to improve the in bye pasture ground and enhance the upland grazing. On the holding there is 2 farmhouses, a full range of modern and traditional buildings including cattle and sheep sheds, in bye and improved upland grazing with ample ground to make the necessary feed requirements and a second steading on the south side of the river known as Rotheryhaugh.
The farmhouse on Horseholme Farm was built in 1962 completed in 1963 and is a well proportioned property for a farm of this size. The farmhouse is a 4 bed, comprising 2 double and 2 single bedrooms. The property is brick built with a white render finish and a slate roof construction. The property is surrounded by a well sized garden and has views across the River Irthing.
Accommodation briefly comprises at ground level: Entrance into a utility/boot room which leads through into a hallway accessing the fully fitted kitchen; dining room and downstairs w/c; following through into the main living room on the eastern elevation. On the first floor there is a master bedroom, 1 further double room, 2 single bedrooms and a good sized family bathroom.
The property has oil fired central heating and double glazing throughout.
Horseholme Farm has an EPC rating of E.
Horseholme Farm extends to approximately 308.87 Ha (763.22 Ac) of permanent pasture, silage and grazing land with extensive improved upland grazing.
There is approximately 200 acres of in bye pasture around the farm steading and running along the bottom of the valley. The remainder of the ground is improved upland grazing which runs out to the edge of the Spadeadam Forest.
There is approximately 110 acres of ground which is capable of being mowed or cut for silage.
The farm is stocked with a self contained flock of Hexham type blackface sheep and a herd of limousin X cattle.
Horseholme is complimented by a full range of traditional and modern farm buildings. There was cubicles for 55 cows however these have been removed and the shed is now a general purpose agricultural shed for cattle housing and use during the summer months. There is a fully roofed silage pit which is currently being used to house cattle as the silage on the farm has been baled and wrapped rather than placed into the pit.
The traditional buildings at Horseholme lend themselves to conversion to residential properties subject to the necessary consents being gained.
Rotheryhaugh Farm and Steading
Rotheryhaugh is the second farm steading that lies on Horseholme Farm. The farmhouse at Rotheryhaugh has not been occupied since the current vendor moved into the main farmhouse at Horsehome in 1970. The original Bailey bridge used to cross the Irthing river was dismantled approximately 30 years ago and has been recently replaced by a suspended bridge capable of carrying a quad bike, which improves access during high water.
With the right purchaser this property could be renovated and returned to a wonderful farmhouse.
Basic Payment Scheme
The land is sold with the benefit of entitlements to receive payments through the Basic Payment Scheme. The vendor has claimed and will retain the 2017 Basic Payment Scheme and will ensure the transfer of entitlements for the 2018 Scheme year following completion of the sale. It will be the purchaser’s responsibility to register with the RPA if not already a farming business in order to receive these entitlements prior to next years claim date.
The purchaser will be required to sign an indemnification stating they will maintain the land in good agricultural and environmental condition, and follow the Basic Payment Scheme cross compliance regulations. Further to this, the indemnification will hold the purchaser liable should the vendor be penalised for breach of cross compliance.
The transfer of the entitlements will be coordinated by George F White with fees of £350 plus VAT being payable by the purchaser(s).
Higher Level Stewardship Agreement
Horseholme Farm is currently managed under a Higher Level Stewardship Agreement which runs until 30th September 2022. The agreement is worth £23,444.10 per annum. Further information is available from the selling agent on request.
Fishing on the River Irthing
This stretch of fishing includes both river banks and is approximately 2 miles in length, the section of the river provides what many consider to be one of the best stretches from both numbers and quantity of wild brown trout.
The river is easily accessible and is situated in spectacular surroundings, the river twists and turns providing a great variety of runs, glides and pools all of which hold wild trout and give challenging and absorbing fly-fishing, the fly casting is essentially unobstructed as there are no trees along the banks, as a bonus the wild flowers and bird life can give a pleasant distraction.
The Irthing trout have an old fashioned brilliantly spotted wild beauty in their colouring which range from golden yellow and vivid green to a much darker peaty colouring. The size range includes a good head of 8-11 inch fish, those in the 12 inch plus range are also not uncommon. The larger fish are great fighters and even the smaller fish on light tackle provide good sport.
For a typical northern flood fed stream the dry fishing even when there is no hatch never ceases to impress, the trout growth rate is good and fly life by today’s standards is more than acceptable.
For the wild trout enthusiast, purist and conservationist this is an opportunity not to be missed.
Available by separate negotiation following a successful offer being accepted, the purchaser has the opportunity to acquire a fully hefted and acclimatised Blackie sheep flock of mixed and various ages. There are approximately 440 sheep in the flock not including followers. Each party will be required to appoint their own agent to carry out the sheep stock valuation on the premises.
Horseholme Farm is subject to a number of statutory designations.
Part of the hill is classified as a SSSI known as River Eden and Tributaries SSSI. Within the SSSI there is also an area that has scheduled as an ancient monument.
Full details of the designation are available on request.
Horseholme farm is serviced with a mains electric supply. The property has its own septic tank sewage system. The water supply to the steading is via a borehole. This is also shared with the neighbouring farm. A bore hole and holding tank is used to supply water to Horseholme and the neighbouring property.
Sporting and Mineral Rights
The sporting and mineral right are included in the sale insofar as they are owned.
Wayleaves, Easements and Rights of Way
The property is sold subject to and with the benefits of all rights of way, water drainage, water courses, and other easement quasi or reputed easements and rights of adjoining owners (if any) affecting the same and all existing and proposed wayleaves and other matters registered by any competent authority subject to statute.
Method of Sale
The property is offered for sale as a whole or in lots as required by private treaty.
Interested parties are advised to register their interest with the selling agent at an early stage as a closing date may be set at anytime during marketing. Offers are to be sent to the selling agent in writing at either the Alnwick office marked for the attention of Tim Michie, or to firstname.lastname@example.org. This should include the level of offers, proposed finance, proof of finance, solicitors details and any special terms and conditions of the offer.
Viewing is strictly by appointment with the vendor’s agents. Prospective purchasers view the property at their own risk. Neither the vendors nor George F. White LLP accept any responsibility for the viewer’s safety while inspecting the property.