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62.13 acres, Land at Stagstones SOLD STC, Roundthorn, Penrith, Cumbria
For Sale - £820,000

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  • Offers Over
  • Tenure: Freehold

?62.13 acres (25.13 ha) or thereabouts
?High quality mowing land
?Mains water
?Roadside access
For Sale by Private Treaty

The Land

This sale offers an extremely rare opportunity to purchase a ring fenced block of high quality mowing land on the edge of Penrith. The land extending to approximately 62.13 acres (25.13 ha) or thereabouts is adjacent to Stagstones Mansion.

The Land at Stagstones comprises eight enclosures of high quality mowing land extending to approximately 62.13 acres (25.13 ha) or thereabouts, boundered mainly by dry stone walls all of which are in good order.

Located where the boundaries of field parcels 4374, 4200 and 6576 meet is the remains of a stone building. The walls of the building are present, but there is no roof present.

The land enjoys access from the public highway and benefits from a mains water supply.

Given the close proximity to Penrith it is believed that some of this land may have long term development potential although no formal enquiries have been made of the local planning authority, please see later in these particulars for further details.

The land is classified as Grade 4 under the former MAFF Land Classification System and lies between 210m and 250m above mean sea level.

General Remarks, Reservations & Stipulations

Method of Sale
The land at Stagstones is offered for sale by Private Treaty as a Whole.
The Vendors and sole selling Agents reserve the right to alter or divide the property or to withdraw or exclude any of the property at any time.
The Vendor(s) reserves the right to vary any of the terms and conditions of sale or to change the method of sale without notice. For this reason, we recommend likely Purchasers should register their interest with the Selling Agents as soon as possible in order that they are kept abreast of any changes to the marketing of the land.

The land is currently let on a Farm Business Tenancy (FBT) agreement which terminates on 31st October 2020. Notice has been served on the current occupier to terminate the agreement and the land is sold freehold subject to the current FBT.

The land benefits from a mains water supply.

Money Laundering Obligations
As part of the new Money Laundering Regulations (The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017) relating to property transactions the Selling Agents are obliged to carry out Customer Due Diligence checks on any Purchaser prior to a transaction being completed.

Please note that the land will be sold subject to an overage provision.
The overage provides that the current owner will receive the following payment at the point when planning permission is granted for any development of the land which is not agricultural:
In years 1 to 10 from the date of sale – 75% of the enhanced value of the property.
In years 11 to 25 from the date of sale – 50% of the enhanced value of the property.
The overage also applies to the sale of any land to any of the residential properties which are in the vicinity of Stagstones, whether or not planning permission is granted.

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 supplies and other rights and obligations and 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.
In particular the land has a mains gas pipe running under it.
The water supply to the houses at Stagstones crosses the subject land.
There are overhead power lines running across the land.
The residential properties at Stagstones have a right to discharge their foul water into sewage disposal systems on the land and there is a right of access across the subject land to allow for emptying and maintenance of the sewage disposal systems.
Field parcel 4374 has in place a restrictive covenant over it which prevents this parcel being built upon.
Any Purchasers 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:
Baines Wilson LLP, 2 Merchants Drive, Carlisle, Cumbria CA3 0JW
Ms Kathryn Dean acting.
Tel: 01228 552600

Sporting & Mineral Rights
The sporting rights insofar as they are owned by the Vendors, will be included within the sale.
The mineral rights are reserved to the Duke of Devonshire.

Basic Payment Scheme (BPS)
The land is outwith the Severely Disadvantaged Area for BPS Purposes. Applications have been successfully made to establish and activate Entitlements under the BPS.
Included within the sale are 25.26 units of Non SDA Basic Payment Entitlements and these will be transferred to the Purchaser at the termination of the current FBT as these are currently held by the occupying tenant.
The transfer will be made in time for the Purchaser to utilise them for BPS purposes in 2021 and will be undertaken as soon as regulations permit after the 2020 claim period.
It is the responsibility of the successful Purchaser to ensure that they are eligible to acquire Entitlements under the terms of the BPS. Transfers will be made in accordance with the regulations of the scheme and will be carried out as soon as scheme regulations permit by PFK Land Agency for which a fee of £200 plus VAT will be payable by the transferee.
The Purchaser will be required to comply with the terms of the BPS application in both 2019 and 2020 and will indemnify the claimant against any breaches of the conditions, particularly in respect of Cross-Compliance. The entirety of the 2019 and 2020 BPS monies will be retained by the claimant.
Quotas & Higher Level Stewardship Schemes (HLS)
For the avoidance of doubt there are no livestock quotas or milk quotas included in this sale nor are there any stewardship schemes attached to the land.

Fixtures & Fittings
All fixtures and fittings referred to in these particulars will be included in the sale unless otherwise stated.

Measurements are approximate and have been taken from Promap Ordnance Survey based digital mapping. They must not be relied upon and are for guidance only.

The Purchaser must satisfy themselves with regard to areas.

Land Status
The land is classified as Grade 4 under the former MAFF Land Classification System.

As far as the Vendors are aware the responsibility for the maintenance of boundaries are shown on the sale plan by inward facing ‘T’ marks. Where no mark is shown no further information is available.

Plans & Schedule of Areas
The plans attached to these particulars are based on Ordnance Survey data and are for reference only. Purchaser(s) will have deemed to have satisfied themselves of the land and schedule.

Health & Safety
Given the potential hazards of an agricultural property we request that you take as much care as possible when making your inspection of the property for your own personal safety. Please also respect all livestock on the property and do not cause any disturbance to them.

Viewing & Further Information
The land may be viewed at any reasonable daylight hour provided a copy of these particulars is to hand. Please note access to the land is not to be taken via the access road into the residential properties at Stagstones but should be taken from the council highway. Please ensure that you do not block any gateways, the public highway or third-party property when viewing the land.
For all other queries, please contact Jo Edwards for further information by telephone on (01768) 866611 or by email:

Cumbria County Council
The Courts, Carlisle, Cumbria, CA3 8NA

Eden District Council
Town Hall, Penrith, Cumbria, CA11 7QF
T: 01768 864671 E:

United Utilities
Dawson House, Great Sankey, Warrington, WA5 3LW
T: 01925 237000 E:

Rural Payments Agency
PO Box 352, Worksop, S80 9FG
T: 03000 200 301

General Reservations
The right is reserved to the Vendor(s) to amend, alter and incorporate fresh provisions as appropriate in respect of the above matters.
First Edition: June 2019
Particulars Prepared: June 2019
Photographs Taken: June 2019



Property Ref.90691_4774910. The information about this property is an advertisement displayed on our website by the agent referred to above. This advertisement does not comprise property particulars. AMC does not warrant its accuracy or completeness or the accuracy or completeness of any linked or associated information. Please see website terms of use