4 bed farmhouse for sale

Brook, Lyndhurst SO43

Summary

Offered to the market with No Forward Chain - Rooks Farm is a stunning example of a detached Victorian New Forest farmhouse which has been extended and modernised over recent years, now offering fantastic living space. Further benefiting from an abundance of land and outbuildings, including stabling, numerous barns and paddock land amounting to circa 14 acres.
The situation


Rooks Farm is ideally positioned along a quiet country lane within the New Forest National Park in the village of Brook; part of Bramshaw Parish. The house overlooks the forest and has direct access to open forest. Ideal for horse riding with fabulous open heathland on the doorstep. Facilities close by include a village shop; village hall; church; and the well-known Bramshaw Golf Club with 2 courses; country pubs; hotels and restaurants.
The property


The property offers two points of access into the home, with the main entrance located at the side of the property, leading immediately into an entrance hall. From the entrance hall, you enter the extended kitchen, dining, and family room, which is arguably the main feature of the house. This room boasts flagstone flooring throughout, the Neptune kitchen features a lovely central island with a quartz work surface and pendant lighting. The island includes drawer and under counter storage, an integrated wine cooler, and a breakfast bar with space for bar stools. Around the perimeter of the kitchen are further base and wall units, all topped with quartz work surfaces. Set within an inglenook-style recess is an Everhot electric range which has twin hot plates and a Neff extractor fan above. There is space for an American-style fridge/freezer, enclosed by a collection of storage units that wrap around. An integrated Smeg dishwasher seamlessly blends into the kitchen units.

A small step up from the kitchen/dining room opens beautifully into the family room, which offers an abundance of natural light through its wide sliding bi-fold doors that lead out to the garden. This room also features flagstone flooring and a corner log burner, making it the ideal family and entertaining space that perfectly connects the garden to the house.

Further access from the entrance hall leads to a lovely sitting room at the front of the property, providing a cozier and more secluded feel with an inset log burner. A study, also at the front of the property, features a fireplace and gives access to the small front hall with stairs leading to the first floor. The downstairs accommodation is completed by a WC and a utility room with storage units and a sink.

The stairs from the front hall rise to the first-floor landing, where all accommodations can be found. Two double bedrooms are at the front of the property, both offering equally spacious accommodation and views to the front.

The principal bedroom, located at the back of the house, offers stunning and far-reaching views over the rear of the property and has a spacious feel with its vaulted ceiling. This room is accessed via a dressing room and includes a large ensuite shower room.

Bedroom four, situated to the side of the property, is also a lovely double bedroom. All bedrooms are serviced by two additional bathrooms, one with a bath and the other with a shower.

Grounds & gardens

The property is approached via a gated picket fence with a gravel pathway leading through the lawned front garden up to the main side door entrance. The front lawn is mostly grass, with the house slightly set back within its plot.

A side wooden gate opens onto a driveway that leads to the rear of the property, where there is additional parking and access to the yard, stables, and outbuildings. The rear garden, accessible via both the kitchen and living room, is predominantly laid to lawn with a variety of shrubs and trees.

A side garden, flanked by hedgerow, houses a mobile home currently being rented out, all sitting on a plot with its own front and rear garden.

There are also holding areas for livestock.

The property includes approximately 14.5 acres of land in total, with approximately 13 acres as paddock, divided by post and rail fencing, offering a lovely view toward the New Forest countryside at the rear. The grounds are a real feature of this property, providing ideal equine facilities with fantastic riding opportunities or simply offering privacy and seclusion.

The yard & outbuildings

- Stable block with six stables and a lean to storage area to the rear

- Further detached stable

- Large American barn incorporating six internal loose boxes, currently used for storage with adjoining barn/storage area to rear with side access doors

- Small garage/workshop with double doors

- Store with double doors and two small studios to rear

- Open fronted barn with integral storage areas to side

- Two generous, open fronted pole barns ideal for hay storage or farm machinery

Agents Note: Whilst the vast majority of the outbuildings are usable, they would benefit from a programme of improvements - offering a great deal of potential for any future purchaser.

Council Tax Band: G
Tenure: Freehold

Auctioneers Additional Comments

Pattinson Auction are referred to below as The Auctioneer. This auction lot is being sold under either conditional (Modern) or unconditional (Traditional) auction terms and overseen by the auctioneer. The property is available to view strictly by appointment only via any Marketing Agent or The Auctioneer. Please be aware that any enquiry, bid or viewing of the subject property will require your details being shared between any marketing agent and The Auctioneer so that all matters can be dealt with effectively. The property is being sold via a transparent online auction. To submit a bid on any property marketed by The Auctioneer, all bidders buyers must adhere to a verification of identity process in line with Anti Money Laundering procedures. Bids can be submitted at any time and from anywhere. Our verification process is in place to ensure aml procedures are carried out in accordance with the law

Auctioneers Additional Comments

The advertised price is commonly referred to as a Starting Bid or Guide Price and is accompanied by a Reserve Price. The Reserve Price is confidential to the seller and the auctioneer and will typically be within a range above or below 10% of the Guide Price, Starting Bid. These prices are subject to change. An auction can be closed at any time with the auctioneer permitting for the property (the lot) to be sold prior to the end of the auction. A Legal Pack associated with this particular property is available to view upon request and contains details relevant to the legal documentation enabling all interested parties to make an informed decision prior to bidding. The Legal Pack will also outline the buyers obligations and sellers commitments. It is strongly advised that you seek the counsel of a solicitor prior to proceeding with any property and/or Land Title purchase.

Auctioneers Additional Comments

In order to secure the property and ensure commitment from the seller, upon exchange of contracts the successful bidder will be expected to pay a non-refundable deposit equivalent to 5% of the purchase price. The deposit will form part of the purchase price. A non-refundable reservation fee of up to 6% inc VAT (subject to a minimum of 6,000 inc VAT) is also payable upon agreement of sale. The Reservation Fee is in addition to the agreed purchase price, and consideration should be given by the purchaser to any Stamp Duty Land Tax liability associated with the overall purchase costs. Both the Marketing Agent and the Auctioneer may consider it necessary or beneficial to pass customer details to third-party service suppliers, from whom a referral fee may be received. There is no requirement or obligation to use any recommended suppliers or services.