An attractive smallholding comprising pasture and amenity woodland, with two useful outbuildings and access to natural water by means of a river that forms the holding’s eastern boundary. Extending in all to approximately 21.27 acres.
INTRODUCTION
An attractive smallholding extending in total to 21.27 acres or thereabouts, and affording agricultural and amenity appeal. The land holding comprises both pasture and woodland, gently sloping eastwards towards the Sturcombe River. It is complimented by two useful and adaptable outbuildings that compound the property’s considerable amenity potential.
DESCRIPTION
This is an attractive private block of land benefitting from vehicular gated access to the west and comprising of gently sloping pasture land extending to approximately 10.98 acres, together with an area of mixed mostly deciduous woodland to the east of approximately 10.29 acres. Forming the eastern boundary of the holding is the beautiful Sturcombe River meandering southward towards the Little Dart River and onward to the River Taw.
To the western side of the holding are two useful and adaptable outbuildings:
- A timber framed storage outbuilding, 4.92m x 4.78m, which has a mono-pitched profile steel roof, compacted earth floor, and timber space-boarded elevations, accessed by two timber double doors. To the side of this building is an IBC container serving as a water butt. Adjoining to the rear of this building is a lean-to store, 4.92m x 2.82m, of similar construction and accessed by a pedestrian opening to the side.
- Further to the south is a further modern outbuilding/shed, 7.81m x 5.59m, of timber construction and fully enclosed beneath a pitched profile steel roof with internal felt lining. Chipboard flooring with uPVC windows to all sides and an internal wood burning stove with flue. Access is via a part-glazed uPVC door to the front and a timber stable style door to the rear.
In addition to these buildings, included within the sale of the freehold, are two touring caravans, one that was last moved in March 2020 and has since been occupied on a temporary basis without planning consent in conjunction with the running of the smallholding. This has an internal wood-burning stove and a makeshift lean-to store with timber cladding and a fibre cement corrugated roof. We understand that the second caravan has stored been on site for approximately nine years and for that time has been employed for use as a store for personal goods. Also included is a small domestic solar photovoltaic bank, that has served as the smallholding’s source of energy.
Behind the buildings and caravans is an enclosed orchard and vegetable growing area, which includes a poly-tunnel that measures approximately 15m in length), and adjoining long-drop compost WC/privy of timber construction. An overhead power line passes over the land, with a transformer located on one of the poles within the land.
In total there are three enclosures of permanent pastureland, one featuring a small open-fronted log store of timber construction and with a mono-pitched profile steel roof. We understand that the pastureland is classified as being Grade 3 on Agricultural Land Classification Maps of England and Wales.
To the east, beyond the enclosures of pasture, lies a block of unmanaged principally mixed deciduous woodland, which runs down to the Sturcombe River.
SITUATION
Nettleford Hof is situated in a rural location that affords an exceptional degree of peace, seclusion and connection to nature, our vendor even noting that one can often enjoy the sound of the deer rutting in the autumn months. The village of Rackenford lies approximately 4.2 miles to the east and provides a range of amenities including a primary school, village hall, a public house and social club. To the south east and via the A361, the market town of Tiverton hosts a comprehensive range of amenities local authority secondary schooling and the renowned public school of Blundells. Access is available from here also to the M5 (J27) and Tiverton Parkway mainline railway station. Exeter is accessed southwards and with the extensive range of commercial, educational and recreational facilities befitting those of a Cathedral City.
GENERAL REMARKS
DIRECTIONS
Please refer to the site plan and location plan within these particulars. If entering the postcode EX16 8EJ into Google and approaching from the north by the A361, Nettleford Hof is on the left approximately 250m before reaching the postcode centre.
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TENURE AND POSSESSION
The property is of freehold tenure with vacant possession available upon completion.
SERVICE AND OUTGOINGS
No main services are currently connected to the land, therefore prospective purchasers should make their own enquiries as to the availability of any services in respect of this land. Mains water is believed to lie within a relatively close proximity, and there is a transformer situated on a mains electricity pole crossing the land.
BASIC PAYMENT SCHEME AND ENVIRONMENTAL SCHEMES
The land is not currently subject to any agri-environmental scheme agreement. No basic payment scheme entitlements are held by the owner, and therefore no entitlements will be included in the sale.
SPORTING AND MINERAL RIGHTS
The sporting and mineral rights insofar as they are owned will be included in the freehold sale.
TOWN AND COUNTRY PLANNING
We are not aware of any extant planning permissions relating to the subject property.
The property falls within the administrative authority of North Devon Council.
We wish to stress that the land does not benefit from any formal right permitting habitation of either caravan, or either principal outbuilding. Applicants are advised to seek their own independent planning advice regarding any future change of use or utilisation of the land for residential purposes.
RIGHTS OF WAY, EASEMENTS, WAYLEAVES ETC
The property is offered for sale subject to and with the benefit of all matters contained in or referred to in the property charges register of the registered title, together with all public and private rights of way, wayleaves, easements and other rights of way whether these are specifically referred to or not.
FIXTURES AND FITTINGS
All fixtures and fittings, unless specifically referred to within these sale particulars, are otherwise expressly excluded from the sale.
LOCAL AUTHORITY
North Devon Council, Lynton House, Commercial Road, Barnstaple, Devon EX31 1DG Tel 01271 327711.
VIEWINGS
All viewings are strictly by appointment only via the agents:
Greenslade Taylor Hunt, 5 Fore Street, Tiverton, Devon EX16 6LN
Tel: 01884 243000
Email: residential.tiverton@gth.net
Please do not attempt to view the land unaccompanied or without making a prior appointment.
Our Health and Safety policy requires all interested parties undertaking viewings of this site/property to be strictly accompanied by a member of our staff. If so directed by a member of GTH they must wear their own appropriate Personal Protection Equipment (PPE). If interested parties do not adhere to our policy and view the site unaccompanied (or without PPE if required) then they do so at their own risk and GTH/the seller cannot be held liable for any personal injury or associated claim for compensation.
METHOD OF SALE
The property will be offered for sale by online unconditional auction:
https://www.gth.net/auctions/property/onlineauctions
Timed Online Auction due to end at 1pm on Friday 15th July 2022.
RESERVE
The property will be offered for sale subject to an undisclosed reserve and the Vendors reserve the right through their Agents to bid up to and including the reserve price.
AUCTION PACK
The Auction Pack prepared by the vendor’s solicitors, containing the contract and special conditions of sale, is available online at https://www.gth.net/auctions/property/onlineauctions
All prospective purchasers bidding through the online auction will be deemed to have bid for the property in the full knowledge of their contents and shall not raise any requisition or objection whatsoever thereafter.
BUYERS FEE
The successful purchaser(s) will be liable to pay a “buyers fee” of £2,400 (inclusive of VAT), which is split 50:50 between the selling Agents and Bamboo Auctions (the online auction provider).
BIDDER REGISTRATION
All potential bidders are required to register online at gth.net/auctions/online auction in order to view the legal documents and/or bid.
CONSUMER PROTECTION REGULATIONS
Whilst we endeavour to make our sales details accurate and reliable, if there is any point which is of particular interest to you please contact the office and we will be pleased to confirm the position for you, particularly if you are contemplating travelling some distance to view the property.
Guide Price: An indication of the seller’s current minimum acceptable price at auction. The guide price or range of guide prices is given to assist consumers in deciding whether or not to pursue a purchase. It is usual, but not always the case, that a provisional reserve range is agreed between the seller and the auctioneer at the start of marketing. As the reserve is not fixed at this stage and can be adjusted by the seller at any time up to the day of the auction in the light of interest shown during the marketing period, a guide price is issued. This guide price can be shown in the form of a minimum and maximum price range within which an acceptable sale price (reserve) would fall, or as a single price figure within 10% of which the minimum acceptable price (reserve) would fall. A guide price is different to a reserve price (see separate definition). Both the guide price and the reserve price can be subject to change up to and including the day of the auction.
Reserve Price: the seller’s minimum acceptable price at auction and the figure below which the auctioneer cannot sell. The reserve price is not disclosed and remains confidential between the seller and the auctioneer. Both the guide price and the reserve price can be subject to change up to and including the day of the auction.
IMPORTANT NOTICE:
Greenslade Taylor Hunt, their clients and any joint agents give notice that:
1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.
2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Greenslade Taylor Hunt has not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.
3. We have not made any investigations into the existence or otherwise of any issues concerning pollution of land, air or water contamination and the purchaser is responsible for making his own enquiries in this regard.
4. All persons wishing to view the property do so entirely at their own risk. Neither the Vendors or their Agents will be held liable for any damage or injury that may occur when interested parties are visiting the property. The vendor or their agents take no liability for any injury caused within reason whilst on the property. All potential purchasers are asked to observe the country code and close all gates.
5. Our Health and Safety policy requires all interested parties undertaking viewings of this site to be accompanied by a member of our staff. (If so directed by a member of GTH they must wear their own appropriate Personal Protection Equipment (PPE). If interested parties do not adhere to our policy and view the site unaccompanied (or without PPE) they do so at their own risk and we/ the seller cannot be held liable for any personal injury or associated claim for compensation.
Version v.2.1 – prepared 31.05.2022

Fees
The purchase of this property is subject to:
- a buyer fee of £2,000+VAT (collected instantly)
- deposit contribution of £2,600 (collected instantly)
On completion, the Buyer shall also pay to the Seller in addition to the purchase price the sum of £113.40 on account of the cost of the searches provided within the auction pack.