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18.68 acres, LOT 1 West Cocklake Farm, Nenthall, Alston, Cumbria
Sold (STC) - £580,000

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  • Tenure: Freehold

This sale offers the opportunity to purchase a unique farmhouse, along with an established holiday cottage, and the option to purchase land to fit your purpose. The property has been renovated to a high standard, and benefits from a Ground Source Heat Pump. The farmhouse can be accompanied by up to 18.68 acres (7.56 ha) of
grazing land and woodland.

Lot 1 Farmhouse, Holiday Cottage & 18.68 acres

A rare opportunity to purchase a detached farmhouseand fully furnished holiday cottage, along with 18.68 acres (7.56ha) of grazing land. West Cocklake Farmhouse is a sizeable detached property with many character features. The property benefits from a large detached garage, walled garden and land extending to 18.68 acres (7.65ha), of which 5.46 acres (2.21ha) is woodland. The accommodation itself briefly comprises four bedrooms, studio with WC, garden room and kitchen, and open plan dining and sitting room with mezzanine reading room. Externally there is a generous yard area and established walled garden. The one-bed holiday cottage sits separately from the farmhouse and benefits from its own parking area. The land consists of both established grazing land and woodland. The accommodation comprises:

Entrance Hallway
with underfloor heating. Access to
dining room/sitting room and hallway extension.

Dining Room and Sitting
5.69m x 5.25m (18’8” x 17’3”) and 5.84m x 5.25m (19’2” x 17’3”). Open plan dining
and sitting room with exposed beams and underfloor heating. Sitting room with wood burning stove, covered by curved mezzanine used as a reading room with spiral staircase with iron railings. Double door exit to front and 2 double door exits to rear.

Garden Room
8.36m x 4.06m (27’5” x 13’4”) with sloped ceilings and full views to the West. Underfloor heating and single door access to garden.

5.95m x 4.05m (19’6” x 13’4”) fitted cream units with wooden worktops. Underfloor heating, heather AGA, integrated fridge, freezer and dishwasher, black sink with drainer and exposed beams.

Utility Room
4.72m x 2.30m (15’6” x 7’7”) with underfloor heating, fitted purple units with wooden
worktops, stainless steel sink and exposed beams.

Laundry Room
4.72m x 2.13m (15’6” x 7’) with Belfast sink, fitted wall cupboard and worktop, underfloor heating and single door exit to front.

6.39m x 4.02m (21’ x 13’2”) tiled floor throughout with underfloor heating, double door exit to rear and single door exit to front. Small kitchen area with fitted units, worktop and sink. Ensuite with WC and hand basin.

Hallway Extension
with double glass doors leading to main entrance hallway. Tiled floor with underfloor
heating and exposed beams. WC and hand basin.

Boiler Room
4.01m x 3.25m (13’2” x 10’8”)

Stairway leading to Master Bedroom and study.
Access to outside yard area.
Porch with tiled floor and arched doorway to front.

First Floor Study
3.39m x 3.20m (11’1” x 10’6”) with wood burning stove, stone hearth and radiator.

Master Bedroom
8.23m x 4.92m (27’ x 16’2”) with open fire and stone surround, exposed beams and
stone walls and two radiators. Access to first floor landing. Ensuite with waterfall shower, WC, bath, hand basin, heated towel rail and under floor heating.

First Floor Landing
carpeted with exposed wooden beams and radiator. Access to second floor landing.

1.97m x 1.85m (6’6” x 6’1”) with WC, bath, hand basin, heated towel rail and underfloor heating.

Bedroom 2
3.94m x 3.67m (12’11” x 12”) single bedroom with 2 skylights and radiator.

Second Floor Landing
with skylight and radiator.

Bedroom 3
4.87m x 2.15m (16’ x 7’1”) single bedroom with window and radiator.

2.30m x 2.05m (7’7” x 6’9”) with WC, bath/shower, hand basin, fitted vanity unit, heated towel rail, underfloor heating and feature stone wall.

Bedroom 4
4.88m x 3.13m (16’ x 10’3”) double bedroom with radiator. Feature stone wall to North and skylight to South.

Gated gravelled yard area, with separate gated walled area with oil tank and outside tap.
Two stores 2.36m x 1.80m (7’9” x 5’11”) and 2.11m x 1.80m (6’11” x 5’11”).
Walled garden with mature planting.
Large wooden garage.
Enclosed grass field to the North of Farmhouse.
Wind turbine generating electricity which supplies feed in tariff income.

The Field Barn (Holiday Cottage)
Renovated in 2010, a fully furnished one-bed holiday cottage. The accommodation comprises:
Ground Floor
Entrance Hallway of tiled flooring leading to bedroom, shower room and
staircase to first floor.
Bedroom 4.61m x 3.36m (15’1” x 11”) with double door access to the rear
and under-stair storage cupboard.
Shower Room 2.11m x 1.67m (6’11” x 5’6”) with hand basin, WC, shower
cubicle, heated towel rail and window to side.
First Floor
Kitchen/Sitting Room 5.53m x 4.62m (18’2” x 15’2”) open plan layout with
wooden flooring. Fitted kitchen units, electric oven and hob, integrated
fridge/freezer and hot water tank. Windows to side and double door to

The Land
The land in Lot 1 comprises of 18.68 acres (7.56ha) of grassland and woodland, and is located to the West of the farmhouse. There is 5.46 acres (2.21ha) of mature woodland, mainly comprising of spruce. The land is boundered by primarily stone walls. The land is classified as Grade 4 & 5 under the former MAFF Land Classification System. The land is undulating in nature and lies between 370m and 400m above sea level.

Sale Details

Method of Sale
West Cocklake Farm is offered for sale by Private Treaty. The Vendor and Sole Selling Agents reserve the right to alter, divide or amalgamate the property or to withdraw or exclude the property at any time. The Vendor reserves the right to alter any of the terms and conditions of sale or change the method of sale without notice. For this reason, we recommend that potential Buyers should register their interest with the Agents as soon as possible in order that they may be kept abreast of any changes in the marketing of the property.

The property is offered for sale Freehold with Vacant Possession being given on completion.

Council Tax Band
West Cocklake Farmhouse falls within Council Tax Band C.

Post Code
The postcode for the property is CA9 3LF.

The land is registered for Basic Payment purposes.

Sporting & Mineral Rights
The mineral rights are excluded from the title. The sporting rights are included within the sale insofar as they are owned.

The land lies outwith the Nitrate Vulnerable Zone.

Fixtures & Fittings
All fixtures and fittings being part of this property will be included in the sale unless otherwise stated.

Wayleaves, Easements, Covenants & Rights of Way
The property is sold subject to all rights, including rights of way, whether public or private, light, support, drainage, water and electricity supplied and subject to all other rights, obligations, easements, quasi easements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains and water, gas and other pipes, whether or not referred to in these particulars. Any Buyer will be deemed to have satisfied themselves as to the nature of such restrictions and are advised to contact the Vendor’s solicitors for details:
Cartmell Shepherd Solicitors, Montgomery Way, Rosehill, Carlisle CA1 2RW. T. 01228 514077 Ms Katherine Pretswell-Walker acting E. katherine.pretswell-walker@

Land Status
The land is classified as a mixture of Grade 4 & 5 under the former MAFF Land Classification System.

For the avoidance of doubt, there are no livestock quotas or milk quotas included in the sale

As far as the Vendor is aware, the responsibilities for the boundaries are shown on a larger plan available from the Land Agency office, please ask for a copy if required.

Measurements are approximate and must not be relied upon. Maximum appropriate room sizes are given to the nearest 0.05m. Farm buildings are measured externally (unless otherwise stated) to the nearest 0.25m.

Control of Asbestos at Work Regulations
These regulations came into force on 21st November 2002. Any Buyer(s) should satisfy themselves as to the nature of any asbestos material on the property.

Health & Safety
We request that you take as much care as possible when making your inspection of the property for your own personal safety, particularly around the house and buildings. Please also respect any livestock on the property and do not cause any disturbance to them.

Viewing & Further Information
Viewings of West Cocklake Farm are stric


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