Mole Hill, Ningwood Hill, Yarmouth, PO41 0XW

An exceptional semi-rural 6-bedroom country house set within stunning grounds of about 27 acres, located in an accessible position around 2 miles from the historic harbourside town of Yarmouth.

Summary Mole Hill is a substantial family house perfectly position within mature and secluded woodland in a popular location just a short drive, equidistant of Yarmouth & Shalfleet.

The property comprises of an attractive period house, which has been the subject of major alterations over the past 20 years and benefits from a large self contained annex.

There is a good range of sizable, high quality detached outbuildings – some of which are of brick construction and a large agricultural steel portal framed barn, with its own vehicular access away from the main house.

The location of Mole Hill offers excellent accessibility.

There is close by access to miles of wonderful footpaths with the Coastal Footpath within close walking distance, which links to Yarmouth and Newtown Nature Reserve.

There is a bus stop alongside the property’s northern boundary.

Mole Hill is available in two lots, the land comprises of a mix of open space/lawns/permanent pasture, orchard, pond, and mature woodland, with more recently planted grant funded woodland.

In all, there is just under 27 acres with a well delineated path network to access the land by foot, atv tractor etc.

The grounds to the property offer a high level of seclusion and privacy and there are no public rights of way through it.

The property sits just outside of the Area Of Outstanding Natural Beauty – Mole Hill offers significant further potential, subject to obtaining any necessary consents.

Description ground floor Mole Hill is approached via its own private driveway with ample parking to the front of the property.

The drive divides just off the road where there is a separate access into Lot 3.

The house has an abundance of character including an architectural design eyelid roof over stained glass features that leads into an entrance hall To the left leads to the office with views across the front garden.

To the right is the living room, a double aspect light and airy living room has a bay window overlooking the veranda and can be accessed from the hallway or the kitchen with a focal fireplace.

The large south & east facing kitchen benefits from partial, exposed period brickwork, providing a perfect space for entertaining, with sliding doors leading onto the raised veranda; there are stable doors to the garden a larder and a Rayburn range cooker.

The snug has French doors opening onto a beautifully tiled patio area and orchard, making the most of indoor-outdoor living.

Continuing along the hallway is the utility room with two storage cupboards and a sink. Off the utility room is a bathroom.

The back hall leads from the utility room through to an impressive annex extension on the southern side of the house, providing additional dining/drawing or party room.

The property has a large wraparound veranda which provides additional space for entertaining guests.

The well-designed veranda is located around the north and east elevation of the house which includes natural external skylights above the windows, timber decking and copper rain chains.

First floor There is plenty of natural light from multiple large windows – all of which offer a wonderful rural aspect over private grounds.

The first floor landing is split over two levels and provides a large bay window seat looking over the front garden. Four of the double bedrooms are of large proportions and benefit from a basin.

There is a further small double bedroom and a large modern family bathroom. Linen/airing cupboard. Access to a large attic space.

Gardens and grounds To the front of the house is a gravel driveway and turning area with a gravelled path leading to the covered entrance door of the property.

To the west of the property there is an orchard and the waist high walls of a walled garden. There is grassed areas on all sides of the house forming an attractive and usable formal garden.

Outbuildings The property has a range useful outbuildings including a large characterful building with mosaic brickwork which has mains water and electricity, it is split into three sections including an open storage area and two separate workshops.

At the front of the house there is a boat shed and garage with concrete hardstanding and tool shed.

Overall, from a planning perspective, there is a substantial footprint of buildings, most of which are in good condition and some could now be modernised.

Agricultural building The property includes an agricultural barn which has its own vehicular access, off the main drive and has a mains water connection.

The steel portal framed building with timber cladding extends to approximately 100m2 and is open on one side. Land The house sits within its own land with no immediate residential neighbours.

It is split into several blocks, there are a number of internal access trails leading you through the land which include a number of ditches/stream, footbridges and a natural pond on the north-west side of the house.

The land mix is broken down as 3 acres of woodland and willow, around 22 acres of native woodland and the remainder being about 2 acres of rough permanent grassland.

Nb: Lot 2 - Approximately 11.82 acres (4.787 ha) of a mix of native woodland and permanent pasture land. The land comprises of a mix of open space/permanent pasture.

In all, there is approximately 11.82 acres with a well delineated path network to access the land by foot, atv tractor etc.

The sellers entered into a woodland management scheme which runs out in 2036 and in the last 19 years the sellers have planted grant funded woodland.

There is no access except through Lot 1 (the house and garden) Lot 1 has first refusal on Lot 2.

Guide Price £105,000 lot 3 - Approximately 10.41 acres (4.216 ha) of a mix of native woodland and permanent pasture land, natural pond and a large agricultural steel portal framed barn, direct vehicular access off the public highway (Ningwood Hill).

The land comprises of a mix of open space/permanent pasture, pond, and mature woodland, the sellers planted grant funded woodland in 1999.

Well delineated path network to access the land by foot, atv tractor etc.

Agricultural building The land includes an agricultural barn which has its own vehicular access, off the main drive of Lot 1 and has a mains water connection.

The steel portal framed building with timber cladding extends to approximately 100m2 and is open on one side.

Access – There is direct vehicular access off the public highway (Ningwood Hill), onto a private driveway, off the main drive of Lot 1.

Services – The agricultural building benefits from a livestock water connection, fed via Lot 1 – if Lot 1 and 3 are sold separately there will need to be a new sub meter installed.

Planning Mole Hill is situated outside the Area of Outstanding Natural Beauty. A prior notification application, for the agricultural barn in Lot 3 was approved under reference P/00028/02.

Basic payment scheme/ woodland grants / registered smallholding The sellers have not claimed basic payments. The sellers entered into a woodland management scheme which runs out Lot 3 in 2029.

Covenant There will be a restrictive covenant on Lot 3 restricting the use of the land and buildings solely to agriculture, private equestrian, horticulture, and forestry.

If Lot 2 & 3 are not required by the purchaser of Lot 1(House and garden) then they must be purchased together.

Guide Price £155,000 Rights of way There are no public or private rights of way across property.

Access– There is direct vehicular access off the public highway (Ningwood Hill A3054), onto a private driveway leading to the property. Services – Mains Water, Electric and Gas.

Drainage via a private drainage system (Klargester). The house also has solar water heaters. There is a mains electric and water connection to some of the outbuildings.

Lot 3 – The agricultural building benefits from a livestock water connection, fed via Lot 1 – if Lot 1 and 3 are sold separately there will be a new sub meter installed.

Tenure Freehold postcode PO41 0XW planning Mole Hill is situated outside the Area of Outstanding Natural Beauty.

A prior notification application, for the agricultural barn in Lot 3 was approved under reference P/00028/02.

Basic payment scheme/ woodland grants / registered smallholding The sellers have not claimed basic payments.

The sellers entered into a woodland management scheme which runs out Lot 3 in 2029 and Lot 2 in 2036; the purchaser would be obliged to inherit this grant scheme.

The property is a registered smallholding.

Covenant There will be a restrictive covenant on Lot 3 restricting the use of the land and buildings solely to agriculture, private equestrian, horticulture, and forestry.

Viewings All viewings will be strictly by prior arrangement with the sole selling agents, Spence Willard.

Important notice 1.Particulars: These particulars are not an offer or contract, nor part of one.

You should not rely on statements by Spence Willard in the particulars or by word of mouth or in writing ("information") as being factually accurate about the property, its condition or its value.

Neither Spence Willard nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s).2.

Photos etc.: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3.

Regulations etc.: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained.

A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4.

VAT: The VAT position relating to the property may change without notice.