Introduction
Carvolth Farm is offered to let, by tender, on an initial five year Farm Business Tenancy (FBT) in accordance with the Agricultural Tenancies Act 1995.

The farm is currently vacant and it is envisaged that the successful applicant would commence their tenancy as soon as possible, Subject to Contract.

The holding is all in one block with direct access from the Council maintained road, and comprises a four bedroom farmhouse, range of outbuildings, and approximately 30 acres (12 hectares) currently down to pasture.

Situation
Carvolth Farm is situated approximately 1.5 miles east of the village of Praze-an-Beeble and 1.5 miles south of the village of Troon.

The town of Camborne is approx. 3.5 miles to the north, and Helston is approx. 7 miles to the south.

The city of Truro is approx. 16 miles to the north east.

Farm Buildings
The holding includes a range of outbuildings, some of which are pictured within these Particulars. The outbuildings include some traditional and some more modern outbuildings, comprising stabling, storage, loose housing and hay/machinery shed.

All of the outbuildings are the property of the Landlord and as such they will form part of the tenancy. For the avoidance of doubt, there are currently no “Tenants Buildings” or “Tenants Fixtures” present on the Holding, and therefore there will be no Ingoing Payments required from the Tenant in relation to buildings or fixtures.

The sketch plan provided indicates the layout of the farmhouse and outbuildings.

The Dwellinghouse
Carvolth Farmhouse is a well-proportioned four-bedroom residence situated towards the southern end of the holding, and adjacent to the yards and buildings.

The farmhouse is mainly of traditional stone construction, beneath a slate roof. The southern elevation is faced with stone, with the remaining elevations painted. The windows are fully PVC frame double glazed units and there is an oil fired central heating system together with woodburning stove.

There is a lawned garden to the south of the Farmhouse, whereas the yards and outbuildings are immediately to the north.

From the Council maintained public highway a gated entrance leads to the hard surfaced driveway and yards, around which the outbuildings are located. The eastern section of yard serves as a useful parking area adjacent to the Farmhouse.

From the concreted yard, a path leads to the side entrance of the Farmhouse. The accommodation of the Farmhouse briefly comprises: -

(For room dimensions, please refer to the Floorplan provided)

Ground Floor

Porch

Entrance Hall: with stairs to first floor.

Cloakroom: with low level WC and pedestal wash basin.

Lounge: dual aspect, running the full width of the property.

Snug / Dining Room: with granite inglenook fireplace fitted with woodburning stove.

Kitchen: with a range of fitted wall and base units with work surfaces over, stainless steel sink unit, plumbing for washing machine, built in electric oven and four ring hob with filter hood over.

Utility Room: with stainless steel sink unit, Eurostar oil fired boiler for central heating and hot water.

First Floor

Bedroom One: Double bedroom with Ensuite Shower Room having a shower cubicle, wash basin and WC.

Bedroom Two: Double bedroom.

Bedroom Three: Double bedroom.

Bedroom Four: Double bedroom.

Family Bathroom: With modern panel bath, pedestal wash basin, low level WC.

The Land
The land at Carvolth Farm is classified as being on the boundary of Grade III / Grade IV on the MAFF (DEFRA) Agricultural Land Classification Map. The land is within the LFA but is NOT designated as being within a Nitrate Vulnerable Zone.

In total, the Holding extends to approximately 30 acres / 12 hectares and is currently comprised of permanent pasture fields. The Holding is within a ring fence and benefits from entry points direct from the Council maintained public highway.

The land lies between approximately 145 and 180 metres (475 and 590 feet) above sea level. The land is comprised of a variety of gradients with some level and some sloping fields. Overall the holding has a north westerly aspect.

At the commencement of the tenancy the full extent of the land will be down to pasture.

IMPORTANT INFORMATION
TERM OF TENANCY
Carvolth Farm is offered to Let on a Farm Business Tenancy (FBT) Agreement, in accordance with the Agricultural Tenancies Act 1995, for an initial term of five years.

A Break Clause in the Tenant’s favour may be considered if required.

AGRICULTURAL USE OF HOLDING / DIVERSIFICATION
The primary use of Carvolth Farm will need to remain agricultural in nature. However, the Landlords are open to diversification proposals and small-scale non-agricultural uses running in parallel with the Tenant’s principal farming business.

INGOINGS / TENANT RIGHT
All of the buildings to be comprised in the proposed tenancy are Landlord’s Buildings and the rent should be tendered on the basis that the Tenant will not be required to purchase any buildings or fixtures at ingoing.

ENTITLEMENTS
Basic Payment Scheme Entitlements are not included with the Tenancy.

The BPS Scheme will end 31st December 2023 and Entitlements cannot be transferred after 15th May 2023 and therefore it is to be assumed that there will be no BPS payment available to the Tenant.

SERVICES
The Agents understand that the farm is connected to mains electricity and telephone services, and that the water supply and drainage system are private.

EARLY ENTRY
The Holding is vacant and it is envisaged that the Farm Business Tenancy would commence as soon as possible.

SUBLETTING
Subletting of some of the land or outbuildings may be permissible, but strictly and only by prior written agreement with the Landlord.
There is to be no subletting of the Farmhouse, but the Landlord may consider allowing the Tenant to operate one or two bedrooms on a B&B basis.

REPAIRS, MAINTENANCE & INSURANCE
The Landlord is to maintain and repair ONLY the external walls, roofs and chimneys of the farmhouse and the external walls, roofs and chimneys of the Landlord’s Buildings, except as stated below.

The Landlord will obtain an Electrical Installation Condition Report from a suitably qualified electrician prior to the commencement of the tenancy, to ensure that all electrical installations are safe and compliant as at the commencement of the tenancy. The Landlord will maintain and repair the pre-existing electrical installations on the Holding throughout the tenancy, and obtain five yearly EICRs. Any alterations or additions to the electrical installations on the Holding by the Tenant would be undertaken at the Tenant’s expense ONLY following consent from the Landlord, and must be undertaken by a suitably qualified electrician approved by the Landlord.

The Landlord will ensure that the oil-fired central heating system is serviced prior to the commencement of the tenancy. The Tenant will be responsible for subsequent annual servicing, and the cost thereof. The Tenant will be responsible for repairs and maintenance of the central heating system.

Except as stated above, the Tenant will be responsible for the maintenance and repair of all windows, doors, internal walls, fixtures, fittings, services, etc. The Tenant shall not be required to improve any part of the Holding to a better state than as at the commencement of the Tenancy.

WAYLEAVES, RIGHTS OF WAY, ETC.
The property is let subject to any wayleave agreements in respect of electricity and telephone poles, pylons, wires, stays, cables, etc, or water, drainpipes, etc, either passing upon, over or under the Holding. The property is also let subject to, and with the benefit of, public or private rights of way or bridle paths as may exist.

We understand that there is a Public Footpath crossing the farm, the approximate route of which is shown in PINK on the plan within these Particulars.

Please refer to https://map.cornwall.gov.uk/website/ccmap/ for further details.

RESERVATIONS
The Landlord will reserve the sporting and mineral rights. The Tenant will be able to control pests within the Law.

COUNCIL TAX
The property falls with Cornwall Council Tax Band C for the Parish of Crowan.

The current charge for Council Tax (2023-2024) is understood to be £1,881.04 per annum (£156.75 PCM).

The Tenant will be responsible for Council Tax payment and all utilities charges.

ENERGY PERFORMANCE CERTIFICATE (CARVOLTH FARMHOUSE)
The current EPC rating for the Farmhouse is F (29).

PREPARATION OF FARM BUSINESS TENANCY AND RECORD OF CONDITION
The Tenant will be required to contribute £400 + VAT towards the costs of the Farm Business Tenancy and Ingoing Record of Condition.

Any Dilapidations will be assessed against the Record of Condition at the end of the Tenancy.

VIEWING
Viewings are STRICTLY BY APPOINTMENT with the Sole Letting Agents, Lodge & Thomas.

TENDERS
Following a viewing, Tenders should be submitted using the Tender Form that is available from Lodge & Thomas.

PLAN
A plan, which is not to scale, and is purely for the purpose of illustrating the approximate boundaries to the farm, is attached to these particulars. Applicants should satisfy themselves by inspection or otherwise as to its accuracy.

GENERAL
These particulars are only intended to give guidance and should not be relied upon for any purpose.

SOLE LETTING AGENTS:
For further information please contact: -
Ross Collins BSc(Hons) MRICS FAAV
Lodge & Thomas Chartered Surveyors
58 Lemon Street, Truro, Cornwall, TR1 2PY