Rockford Farm is charming New Forest smallholding comprising a Grade II listed farmhouse with a range of traditional farm buildings and approximately 14.58 acres of land. In total, Lot 1 extends to approximately 15.17 acres. The property occupies a delightful and secluded rural position surrounded by its own land situated on the edge of the New Forest National Park. The farmhouse and, in particular, the farm buildings are now in need of some repair and refurbishment but present a rare opportunity to develop into a fine country residence in this enviable rural location. It is understood this is the first time Rockford Farm has been offered for sale on the open market in over a century, although it has changed hands a number of times privately during this period.
Rockford Farm is situated to the south-east of the rural hamlet of Rockford which is home of the Alice Lisle Inn and Moyles Court School. The market town of Ringwood is situated just 2 miles distant which provides a good range of shopping, leisure and professional facilities. A comprehensive range of services are accessible in the larger regional centres of Bournemouth (14 miles), Salisbury (17 miles) and Southampton (24 miles). Rockford Farm adjoins the open New Forest presenting excellent opportunities for walking, cycling, horse riding and other outdoor pursuits across the extensive areas of heathland and ancient woodland pastures. Further recreational opportunities are afforded by nearby 'Blashford Lakes' which provide coarse fishing, sailing and watersports, as well as functioning as a nature reserve. There is an excellent selection of both private and state schools in the area with Moyles Court School situated in Rockford itself and Forres Sandle Manor just 6 miles distant at Fordingbridge. There are excellent communication links nearby with the A31 at Ringwood giving access to Bournemouth, Poole and Wimborne to the west and linking with the M27 and M3 motorways in the east to Southampton, Winchester and London. The A338 runs north to Salisbury connecting with a number of arterial routes across the region. Main line rail stations are at Bournemouth and Southampton with a direct service to London Waterloo available from Salisbury. Bournemouth International Airport is just 14 miles distant with Southampton Airport accessible within 24 miles. Ferries to the Channel Islands, France and Spain are available at Poole Harbour (17 miles) with services to the Isle of Wight available at Southampton Docks (23 miles) and Lymington (26 miles).
The farmhouse dates back to the late 18th Century and is of brick construction under a part thatch, part slate roof. The property has been occupied by the same family since 1932 and would now benefit from some refurbishment and modernisation. The accommodation extends to approximately 250 sq.m (2691 sq.ft) and there may be scope to re-arrange the current living accommodation (subject to planning) to make better use of the dairy and loft room. On the ground floor there are currently three reception rooms (each benefiting from a fire place), a good size kitchen/breakfast room with flagstone floor and solid fuel rayburn, and a former dairy/store with WC. From the central hallway there are stairs down to a cellar and up to the first floor accommodation. On the first floor there are 3 double bedrooms with a single bedroom (through room), large bathroom with 3 piece suite and airing cupboard, 2nd landing with stairwell to kitchen and a former cheese loft now used for storage. Please see floor plans for room layout and dimensions.
GARDENS AND GROUNDS
The main areas of formal garden lie to the front (east), rear (west) and south side of the farmhouse and comprise an attractive cottage garden enclosed by brick walls. A pedestrian gate leads directly from the lane onto a gravel path up to the front door. The remaining garden areas are laid mainly to lawn and include the vehicular access to the north of the farmhouse leading to the garage and other outbuildings.
The outbuildings lie to the south and west of the farmhouse and are now starting to show their age with some buildings requiring significant structural repairs. The buildings comprise: Former granary (3.85m x 4.40m) Timber and corrugated iron construction set on staddle stones. • Tool shed (2.45m x 3.0m) Timber and corrugated iron construction. • Garage & stable (5.05m x 6.80m) Brick and timber construction under corrugated iron roof. • Stall (5.05m x 12.60m) Brick, timber and corrugated iron construction under a tile roof. Divided into 4 stalls with hay loft over. Structural issues. • Barn (5.50m x 15.90m) Brick walls under a slate roof. Wood shed at one end with remainder previously used as livestock accommodation. • 3 bay cartshed (5.5m x 10.85m) Brick construction with 3 arched opening under a slate roof. Structural issues. • Former air raid shelter - Reinforced concrete and brick construction. Now used for rough storage.
The land extends to approximately 14.58 acres and runs to the south-west of the farmhouse and buildings. There is a small wooded area adjoining the farmyard with the remainder of the land being permanent pasture.
Please see Auction Legal Pack for details of Forest Rights attached to the property.
Mineral rights are excluded from the sale.
TOWN & COUNTRY PLANNING
Rockford Farmhouse and the cartshed are both Grade II listed and it is possible that the other outbuildings within Lot 1 are curtilage listed buildings. Prospective purchasers are advised to make their own enquiries with English Heritage and the Local Planning Authority in this regard. Rockford Farm (Lots 1, 2 & 3) is subject to an Article 4 Direction Notice, details of which are contained in the Auction Legal Pack.
FIXTURES AND FITTINGS
Please see Auction Legal Pack for details of fixtures and fittings excluded from the sale.
Lot 1 benefits from mains water and electricity with private drainage.
SINGLE PAYMENT SCHEME
Single Payment Entitlements may be available to purchase by separate negotiation. Further details are available from the Agent upon request.
TENURE AND POSSESSION
Rockford Farm is offered for sale freehold with vacant possession available from 1 October 2012.
Rockford Farm is sold subject to and with the benefit of all matters contained in or referred to in the title deeds together with all existing rights of way whether public or private, including wayleaves, easements, covenants, restrictions and obligations whether referred to specifically in these sale particulars or not. The purchaser shall be deemed to have full knowledge of the boundaries and the ownership thereof. Please consult the Auction Legal Pack for further information.
New Forest District Council: 02380 285000 (email@example.com). New Forest National Park Authority: 01590 646600
Rockford Farm is in New Forest District Council Tax Band G. The amount payable for 2012/13 is £2,385.98.
Woolley & Wallis Salisbury Salerooms, 51 - 61 Castle Street, Salisbury, Wiltshire, SP1 3SU. Tel: 01722 424515. Woolley & Wallis are situated on the north side of Salisbury City, in Castle Street. Coming from London take the M3 and at Junction 8 join the A303 westbound. Exit after 17 miles onto the A343 sign posted Salisbury. Follow the A343 which becomes the A30 and finally the A338 for 14 miles into Salisbury. At the first large roundabout with traffic lights take the fourth exit onto Churchill Way North A36 and The West. After 1/2 mile take the first exit from the roundabout under the railway bridge into Castle Street. Woolley & Wallis Salisbury Salerooms can be found approximately 1/4 of a mile on the right hand side. There is limited parking at our offices, however there is parking available in the Millstream Car Park located off of Castle Street. There are regular trains from London Waterloo to Salisbury. The journey takes about 90 minutes. Taxis are available from Salisbury Station, with a five minute ride to our offices.
AUCTION LEGAL PACK
A copy of the Auction Legal Pack is available from the vendor's solicitors: Cripps Harries Hall, Wallside House, 12 Mount Ephraim Road, Tunbridge Wells, Kent TN1 1EG Attn: Ian Hoare. Tel: 01892 506 161. Fax: 01892 598 361. Email: firstname.lastname@example.org
DIRECTIONS TO ROCKFORD FARM
From Salisbury: proceed south on the A388 towards Downton. Continue on the A388 passing through Downton, Breamore, Fordingbridge and Ibsley where The Old Beamers Inn can be found on your left hand side. Continue on the A388 for a further ¾ mile turning left at the crossroads signposted to 'Moyles Court' and 'Linwood'. Continue along Ellingham Drove bearing right after the cattlegrid and over the bridge. Turn right at the T-junction and continue through Rockford passing the Alice Lisle Inn on your right. After the cattlegrid, turn left at the crossroads and continue along the lane for a further ¼ mile where the entrance to Rockford Farm can be found on the right hand side identified by a Woolley & Wallis board. From Ringwood: proceed north on the A388 towards Fordingbridge. After approximately 2 miles turn right at the crossroads signposted to 'Moyles Court' and 'Linwood'. Continue along Ellingham Drove bearing right after the cattlegrid and over the bridge. Turn right at the T-junction and continue through Rockford passing the Alice Lisle Inn on your right. After the cattlegrid, turn left at the crossroads and continue along the lane for a further ¼ mile where the entrance to Rockford Farm can be found on the right hand side identified by a Woolley & Wallis board.
Viewings are strictly by appointment arranged through our Farm & Rural Department: 51-61 Castle Street, Salisbury, Wiltshire, SP1 3SU. Tel: 01722 424515. Email: email@example.com. www.w-w.co.uk. Viewings will be conducted by accompanied group viewings on dates to be announced. Given the nature of this property we would ask that for your own personal safety you be as vigilant as possible when making any inspection, particularly around the farm buildings and in the vicinity of any livestock.