Rora Farm, Liverton, Devon, TQ12 6HZ. Grade II Listed Thatched Farmhouse in need of restoration, range of traditional farm buildings, manege and agricultural land extending in total to 100.87 acres (40.82 hectares) available in four lots or as a whole. The house has just been re-thatched. DRO1718

Rendells - Totnes 57 Fore Street, Totnes, Devon, TQ9 5NL T: 01803 863888 E: totnes@rendells.co.uk www.rendells.co.uk

Situation Rora Farm is located within the southern boundary of the Dartmoor National Park. Situated at the head of its own valley and approached via a long driveway which is in the ownership of the farm and shared with the neighbouring Rora House. Rora Farm benefits from both the seclusion of its valley setting and sections of the land having extensive views over South Dartmoor and across the Bovey Basin and beyond. The property lies within convenient reach of both Bovey Tracey and the market town of Newton Abbot, whilst being set in a rural location. Rora Farm is well placed with good accessibility to the amenities of the area and there is a mainline railway station at Newton Abbot bringing London within 3 hours travelling. Bovey Tracey is within around 3 miles and Newton Abbot around 4 miles and both offer an interesting range of independent shops, cafes and restaurants and good educational provision. The cities of Exeter and Plymouth are both within easy commuting and with the rest of the Dartmoor National Park and the coastline of the South Devon both within easy reach. Currently used as a successful equestrian centre, the property would suit many other uses such as camping, glamping or keeping other animals, subject to any necessary planning consents being obtained. Lot 1 – Rora Farmhouse, Buildings and Land

Rora Farmhouse Situated at the head of the drive and buildings area, Rora Farmhouse is believed to be constructed in stone and cob with rough cast rendered externally and with a newly thatched roof. The property has a slated lean-to roof covering the kitchen area on the ground floor.

Ground Floor Entrance Hall 17' 2'' x 7' 10'' (5.24m x 2.40m) including entrance door to quarry tiled floor, exposed timbers and with low beam across hall restricting head room. Leading off the hall are doors to: Kitchen 21' 4'' x 8' 2'' (6.50m x 2.50m) with Aga stove, stainless steel sink unit with base cupboards and drawers, windows on two aspects, strip lights, borrowed light to hall and built-in airing cupboard with copper cylinder hot water tank and power points. Lounge 17' 7'' x 14' 9'' (5.37m x 4.49m) with flagstone floor, open Inglenook fireplace with enclosed grate, panel wall against old pantry and door into the original reception hall now used as a cloak cupboard, power points, tv point, door and staircase to first floor. Old Pantry 17' 7'' x 7' 11'' (5.37m x 2.41m) with flagstone floor, meat hooks to ceiling and dual aspect windows to outside. Cloak Cupboard 9' 5'' x 5' 11'' (2.88m x 1.81m) with door to front of building, originally the main entrance to the side door into what is currently converted to a ground floor cloakroom. Cloakroom 8' 0'' x 10' 7'' (2.45m x 3.22m) with fireplace, pedestal wash hand basin and low level flush W.C. Stairs Leading off Lounge to First Floor with steep staircase rising and with entrance door within the rise of the staircase giving access to what would have been the original drying room above the former porch entrance (now used as a bathroom). Bathroom 8' 1'' x 9' 4'' (2.47m x 2.85m) With panelled bath, pedestal wash hand basin, low level flush WC and bidet with walls part timber paneling and part tiled splashbacks and plastered. NB This bathroom has slightly restricted access through a low height door off the staircase itself with three steps leading down to the floor level of the bathroom.

First Floor Main Landing with doors to: Bedroom 1 17' 9'' x 12' 10'' (5.40m x 3.91m) including corner area with cupboard above the stairwell head, power points and seated window and door to: Intercommunicating Bedroom/Dressing Room 10' 10'' x 17' 2'' (3.31m x 5.22m) with high centre ceiling and sloping ceiling to front and rear. Bedroom 2 16' 8'' x 10' 8'' (5.09m x 3.26m) with power points and recess window. Bedroom 3 9' 8'' x 4' 2'' (2.94m x 1.28m) box room, power points. Outside Alongside the farmhouse itself is a 3 bay open fronted Building/Implement Store: 4.87m x 2.74m of traditional stone building under sheeted roof and with fully concreted floor. This building faces onto the orchard area. To the rear of the property is an enclosed garden area as well as further garden to side and front primarily laid to lawns. To the side of the house is an old orchard paddock and three bay implement barn of stone under a sheeted roof. Rora Farm Buildings Situated to the east of Rora Farmhouse is a range of traditional stone buildings with a central courtyard area as follows: Building 1 57' 9'' x 23' 5'' (17.60m x 7.13m) Traditional stone construction building under a slated roof. The building is two storey and benefits from mains electricity with external lights but no water. The building is currently divided into various loose boxes and tack/general storage. Building 2 21' 0'' x 24' 7'' (6.40m x 7.50m) Directly adjoining building 1 and of traditional stone construction under a corrugated sheet roof and benefitting from a concrete floor. This building is

two storey and benefits from mains electric but no water. The building is internally divided on the ground floor into various loose boxes with the first floor used as an open general storage/tack store. This building benefits from various openings to the north and south elevations. Building 3 36' 5'' x 17' 9'' (11.10m x 5.40m) Adjoining building 2, traditional stone building under an onduline roof with concrete floor. The building is single storey and benefits from mains power with no water. There are various openings and doors leading into the central courtyard area. The building is internally divided into various loose boxes and tack rooms. N.B. Directly adjoining this building is a 3.10m x 5.40m tack room used by the current owners but which belongs to Rora House, the adjoining neighbour. This tack room benefits from access into the internal courtyard area but also has a rear access to Rora House. Building 4 29' 6'' x 14' 9'' (9.00m x 4.50m) Directly adjoining the tack room above, this building is of traditional stone construction under a terracotta tiled roof and benefits from a fully concreted floor. This building is single storey and benefits from openings onto the internal courtyard area and also from mains electric but has no water supply. Building 5 25' 3'' x 10' 6'' (7.70m x 3.20m) Adjoining the southern side of the courtyard, this building is of wooden frame construction under an onduline sheet roof with wooden cladding to side and rear elevations with concrete floor, mains electric but no water supply. This building is divided internally into two loose boxes with internal barge boarding to approximately 1.20m in height. Located to the south of Rora Farmhouse: Building 6 23' 11'' x 17' 1'' (7.30m x 5.20m) Traditional stone building under a sheeted GI roof with compacted earth floor. To the rear of this building lies a further Lean-to: 4.10m x 5.20m. All-Weather Exercise Area 40' 0'' x 30' 0'' (12.19m x 9.14m) The all-weather exercise area lies within OS 0827 and benefits from post and rail fencing to all boundaries and with wooden gate providing access to the south-eastern corner. The exercise area also benefits from external

lighting and with a stoned/hard core track leading back towards the traditional stone buildings and yard area. The Land – Edged Red on attached plan

S.X. Number

O.S. Number

Description Acreage Hectarage

SX 7974 9827 Permanent Pasture 3.58 1.45

SX 8074 0236 Permanent Pasture 3.29 1.33

SX 8074 0827 Paddock and Manege

1.58 0.64

SX 8074 4336 House, Buildings and Track

1.87 0.76

Total Area 10.32 acres 4.18 hectares

Within Lot 1 lies two pasture paddocks extending in total to 6.87 acres (2.78 hectares) of free draining permanent pasture land being freely draining acid loamy soils over rock as described on the Cranfield Soil and Agrifood Institute. The field boundaries are predominately bordered by semi and mature tree and hedge growth with some boundaries being to mature trees. Some boundaries are stock fenced with sheep netting and two strand plain wire with some other boundaries not fenced. The land benefits from a private water supply rising on the farmland which leads to a water tank situated to the north of Rora Farmhouse. This supply also provides water to neighbouring land and property owners with Rora Farmhouse having an arrangement with the neighbouring land/property owners wherein they maintain this supply. Access is via the farm drive which is also owned but over which the adjoining property Rora House is understood to benefit from a full legal right of way at all times and for all purposes. This drive is partly stoned. There are footpaths/bridle tracks that cross the land at various points providing extensive opportunities to walk and ride without the need to use public roads.

Lot 2 – 5.39 acres (2.18 hectares) – Edged Blue on the attached plan

S.X. Number

O.S. Number

Description Acreage Hectarage

SX 8074 2144 Permanent Pasture 5.39 2.18

Total Area 5.39 acres 2.18 hectares

Lot 2 extends in total to 5.39 acres (2.18 hectares) of free draining permanent pasture land being freely draining acid loamy soils over rock as described on the Cranfield Soil and Agrifood Institute. The field boundaries are predominately bordered by semi and mature tree and hedge growth with some boundaries being to mature trees. Some boundaries are stock fenced with sheep netting and two strand plain wire with some other boundaries not fenced. The land benefits from the private water supply which is detailed in Lot 1. Access is via the farm drive and track which will be owned by the purchaser of Lot 1 with the remaining lots, including this lot, benefitting from a full legal Right of Way over the farm drive to the access gate of Lot 2 in the south western corner of the land.

Lot 3 – 10.75 acres (4.35 hectares) – Edged Orange on the attached plan

S.X. Number

O.S. Number

Description Acreage Hectarage

SX 8074 1763 Permanent Pasture 5.36 2.17

SX 8074 1753 Permanent Pasture 5.39 2.18

Total Area 10.75 acres 4.35 hectares

Lot 3 extends in total to 10.75 acres (4.35 hectares) divided into two enclosures of free draining permanent pasture land being freely draining acid loamy soils over rock as described on the Cranfield Soil and Agrifood Institute. The field boundaries are predominately bordered by semi and mature tree and hedge growth with some boundaries being to mature trees. Some boundaries are stock fenced with sheep netting and two strand plain wire with some other boundaries not fenced. The land benefits from the private water supply which is detailed in Lot 1. Access is via the farm drive and track which will be owned by the purchaser of Lot 1 with the remaining lots, including this lot, benefitting from a full legal Right of Way over the farm drive to the access gate of Lot 3 in the south western corner of the land. Within this lot there are internal gates which provide access to the second field.

Lot 4 – 74.41 acres (30.11 hectares) – Edged Green on the attached plan

S.X. Number

O.S. Number

Description Acreage Hectarage

SX 7974 9155 Permanent Pasture 19.62 7.94

SX 7974 8668 Permanent Pasture & Scrub

2.57 1.04

SX 7974 7136 Permanent Pasture & Scrub

11.14 4.51

SX 7974 7524 Permanent Pasture & Scrub

11.89 4.81

SX 7974 8923 Permanent Pasture 4.32 1.75

SX 7974 9806 Permanent Pasture 2.08 0.84

SX 8074 0712 Woodland 6.62 2.68

SX 8074 1120 Permanent Pasture 4.88 1.97

SX 8074 1626 Orchard, Building & Track

0.94 0.38

SX 8074 1605 Permanent Pasture 3.19 1.29

SX 8074 3414 Permanent Pasture 6.05 2.45

SX 7974 9738 Track 1.11 0.45

Total Area 74.41 acres 30.11 hectares

Lot 4 extends in total to 74.41 acres (30.11 hectares) of free draining permanent pasture land being freely draining acid loamy soils over rock as described on the Cranfield Soil and Agrifood Institute. The western side of the land being OS Numbers 7136, 7524 and 9155 is predominately level and in an elevated position with extensive views across South Dartmoor towards Hay Tor and the Bovey Basin. towards Teignmouth. The eastern side of the farmland faces east towards Rora Farmhouse and buildings The field boundaries are predominately bordered by semi and mature tree and hedge growth with some boundaries being to mature trees. Some boundaries are stock fenced with sheep netting and two strand plain wire with some other boundaries not fenced. There are various wildlife habitat areas situated across different sections of the land which provide areas for stock to shelter. The land benefits from the private water supply which is detailed in Lot 1.

Access is via the farm drive and track which will be owned by the purchaser of Lot 1 with the remaining lots, including this lot, benefitting from a full legal Right of Way over the farm drive to the access gate of Lot 4 to the south eastern corner of OS 9155 or via the track leading to OS 1120 through OS 1626. There are footpaths that cross the land at various points providing extensive opportunities for recreation without the need to use public roads. Wayleaves, Easements and Rights of Way The property is sold subject to any Rights of Way, Wayleaves, Rights or Easements which exist at the time of sale whether they are mentioned in these particulars or not. Public Rights of Way The land is sold subject to any public rights of way that currently exist whether detailed in these particulars or not. Sporting and Mineral Rights All sporting and mineral rights are included in the sale, as far as are known. Basic Farm Payment Entitlements The land is registered with the Rural Payments Agency and the Basic Farm Payment has been claimed against the land in the past. The seller has submitted a claim for 2019 and buyers will be required to observe and adhere to the cross-compliance rules for the required period of time, so as not to prejudice the seller's right to receive the basic payment. The entitlements matching the areas of land in the sale will be included if required by the purchaser and the seller will endeavour to transfer the basic farm entitlements to the buyer (after legal completion). Stewardship Schemes The land is not included in any Entry Level, Countryside or Mid-Tier Stewardship Agreements. Boundary Ownership All boundary ownerships where known are indicated on the sale plan.

Guide Prices Lot 1 – Offers In Excess of £650,000 Lot 2 – Offers In Excess of £50,000 Lot 3 – Offers In Excess of £75,000 Lot 4 – Offers In Excess of £450,000 Plan The plan incorporated at the rear of these sales particulars is for identification purposes only and where different from the contract plan, the latter should prevail. Council Tax Council tax band F. Energy Performance Certificate Energy performance rating N/A. Viewing By telephone appointment through Rendells Estate Agents Tel: 01803 863888. Directions From the A38 Devon Expressway Drum Bridges Interchange, follow the signs for Liverton and Ilsington and after approximately 200 yards turn right on the Liverton Road and stay on this road for approximately three quarters of a mile heading into the village of Liverton, turn back hard left and then stay on this road for approximately a third of a mile, where signposted Rora turning right onto the road leading to the farm drive and stay on the drive passing Rora House on your right hand side and Rora Farmhouse and Farm Buildings will be found at the end of this drive to your right hand side.

Floor Plan

Consumer Protection from Unfair Trading Regulations 2008 1) These particulars are set out for the interested parties and purchasers as a guideline only. They are intended to give a fair description but not to constitute an offer or contract. 2) All descriptions, dimensions, distances, orientations and other statements/facts are given in good faith but should not be relied upon as being a statement or representation of facts. 3) Nothing in these particulars shall be deemed to be a statement that the property is in good condition or otherwise nor that any services are in good working order. The agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for their purpose. Interested applicants are advised to make their own enquiries and investigations before finalising their offer to purchase. 4) The photographs appearing in these sales brochures show only certain parts and aspects of the property at the time the photographs were taken. Aspects may have been changed since the photographs were taken and it should not be assumed that the property remains precisely as displayed in the photographs. Items shown in photographs are not included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. 5) Any area measurements or distances referred to herein are approximate only. 6) Where there is reference in these particulars to the fact that alterations have been carried out, or that a particular use is made of any part of the property, this is not intended to be a statement that any necessary planning, building regulations or other consents have been obtained and these matters must be verified by any intending purchaser. 7) Descriptions of a property are inevitably subjective and the descriptions contained herein are used in good faith as an opinion and not by way of statement of fact. If there are any points of particular importance that need clarifying before viewing please do not hesitate to contact this office. 8) References to the tenure of a property are based on information supplied by the seller. The agent has not had sight of the title documents. A buyer is advised to obtain verification from a solicitor and before finalising their offer should make their own enquiries and investigations. Buyers should check the availability of any property and make an appointment to view before embarking on any journey to see a property.