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"A DELIGHTFUL SITUATED THREE BEDROOMED FARMHOUSE WITH STUNNING VIEWS, A TRADITIONAL RANGE OF OUTBUILDINGS AND LAND EXTENDING TO 20.28 ACRES.

SITUATION
Allendale forms part of the North Pennines Area of Outstanding Natural Beauty being surrounded by beautiful open countryside. The River East Allen flows through the heart of the area which historically was populated with fortified farmhouses known as bastles, constructed to repel raids from the reivers coming over the border. Allendale Town supports a traditional range of amenities including health centre, public houses, post office, supermarket, tea rooms, butcher and primary school. A wider range of shopping, educational and recreational facilities can be found in Hexham, Newcastle or Carlisle. For the commuter the A69, A68, A1 and M6 provide links with the major commercial centres of the region, complemented by the East Coast and Trans Pennine rail services. Newcastle International Airport offers further communication with the rest of the country. Many of the region's renowned attractions are within a short drive, beyond which can be found the delights of North Yorkshire , the Lake District, the Scottish Borders and the East Coast.

THE PROPERTY
High Oustley is a ring-fenced farm comprising a renovated farmhouse providing versatile accommodation, a traditional range of outbuildings and land up to 20.28 acres. It occupies an elevated position on the southern slopes of the valley with panoramic views and has been extended and altered, with origins dating back to the times of the bastles. The accommodation has great flexibility and is currently arranged to provide three reception rooms and three bedrooms to the first floor, with the master bedroom having ensuite facilities.Steps with wrought iron balustrading, lead through the principal doorway to the entrance hall with wood effect flooring and a cloakroom/WC. Glazed double doors open into to the sitting room being part of the former Bastle house and having a stone fireplace housing a multi-fuel stove. There are twin double opening French doors leading out to a patio and the gardens, and stairs leading to the master bedroom. The dining kitchen lies to the northern side of the property and has far reaching views over Allendale with exposed original timbers that form part of the T-fall roof which has high level sky lights adding additional natural lighting. There is a comprehensive range of base and wall mounted store units with solid working surfaces, integrated appliances and tiled flooring, with electric underfloor heating, throughout. To one end is an original fireplace with a green two oven Rayburn. Beyond is a useful boot room and a utility room with space for appliances and a Megaflo hot water tank. Adjoining is a boiler room, with Worcester oil-fired boiler, providing additional storage. A further set of glazed double-opening doors lead from the kitchen through to the dining room having beamed ceiling, wood effect laminate flooring and a hole-in-the-wall electric fire. A wide garden room with access to outside and tiled flooring, with underfloor heating, connects through to a further living room. The living room has a beamed ceiling with wood burning stove, wood effect laminate flooring and stairs leading off. There is also a connecting door with the dining room.The first floor is accessed by two separate staircases with the master bedroom being situated at the eastern side of the property. This generously proportioned double bedroom has a vaulted ceiling with exposed roof trusses and windows to either hand with spectacular views. There is a generous en-suite bathroom/WC with white suite comprising corner whirlpool bath and a large walk in shower cubicle with fitted Mira shower unit, tiled flooring throughout, vaulted ceiling and Velux roof light. The two remaining bedrooms are accessed via the living room staircase and radiate from a feature minstrel's gallery overlooking the kitchen. Both of these bedrooms are generous doubles and enjoy views over the land lying to the south of the property. They are served by a family bathroom/WC again with white suite having corner whirlpool bath with a Mira shower unit over.

EXTERNALLY
The property is approached via a farm gateway leading over a private driveway up to the house and buildings. It is flanked by grazing land and a shelter belt, land up to 20.28 acres with additional land available to purchase by seperate negotiation. There is a large parking area to the rear of the property along with a car port (15ft 1 x 17ft 2). Adjoining is a useful range of stone outbuildings, the principal barn being two storeys, overall measuring 53ft x 16ft, part of which is currently used as a photographic studio with dark room and excellent storage facilities to the first floor. The remainder of the ground floor are original stalls. A further byre and loose box adjoins (approximately 20ft x 14ft) and there is a hay store measures 48ft x 30ft which opens into a lean-to implement shed (41ft x 13ft). There is a further brick built byre with 6 stalls measuring 21ft x 24ft. These currently provide livestock accommodation and general purpose storage, however subject to obtaining the relevant consents the buildings are suitable for conversion to other uses. On the southern side of the property is a flagstone patio area with informal raised garden areas adjoining which enjoys views over the land which lies to the south. A track provides access to the remaining land with a small maturing shelter belt to the eastern side. Beyond is a flight pond and access to the other fields.

LAND
The farmland is gently undulating, varying in height from 260 to 310 meters above sea level. It is classified as Grade 4 under the MAFF Provisional Agricultural Land Classification. The soils are from the Wilcocks 1 series, described as a fine loamy over clayey upland soil suited to livestock grazing.The land is permanent pasture and sits in a ring fence around the farmstead; access to most fields is gained from the main farm drive.

GENERAL INFORMATION
Sale as a whole, offers for part may be considered

SERVICES
Spring Water supply. Septic tank drainage. Mains electricity. Solid fuel Rayburn. Oil fired central heating.

SUBSIDIES AND GRANTS
The farmland is registered with the Rural Land Registry and is sold with the benefit of Single Farm Payment Entitlements. The vendor will claim and retain the 2014 scheme year and will endeavour to transfer the entitlements to purchasers for the 2015 scheme year. The farmland is also entered into an Entry Level Stewardship Scheme, the purchasers will be required to honour the agreement.There will be a charge of ?300 plus VAT for the transfer of the Single Farm Payment Entitlements and Entry Level Stewardship Scheme.Copy agreements are available on request.

SPORTING RIGHTS
Included in so far as they are owned.

MINERALS
Included in so far as they are owned.

RIGHTS OF WAY, EASEMENTS & WAYLEAVES
The property is sold subject to, and with the benefit of all existing wayleaves, easements and rights of way, public and private whether specifically mentioned or not. A public footpath crosses the farmland to the south of the farmstead.

LOCAL AUTHORITY
Northumberland County Council t 0845 600 6400

TENURE
The property is Freehold

DIRECTIONS
From Hexham, head towards Allendale on the B6305. Continue through Catton, bearing off to the right onto the B6295. At the Five Lane Ends crossroads, turn right towards Keenley / Whitfield. High Oustley Farm will be found on the left hand side after about 1 mile.

NOTES
A Lot of 5 fields 32.54 acres ( at ?138K) and a lot of 2 fields 9.42 acres (at ?40k) are available by seperate negotiation. A Young plantation of mixed deciduous woodland of 4.99 hectares (12.03 acres), that lies adjacent to the other land, may be available by separate negotiation.

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