Croft House Farm, Crookdake, Aspatria, Wigton CA7 3SH

Croft House Farm, Crookdake, Aspatria, Wigton CA7 3SH


Quick Summary

Price P.O.A
Status New
Size (Acres) 59.77
Beds 4
Bathroom 1
Parking Spaces



Carlisle Office
01228 548385


Croft House Farm, Crookdake, Aspatria, Wigton CA7 3SH


A Stock Farm Comprising of a Four Bedroomed Farmhouse, Range of Traditional and Modern Farm Buildings and Agricultural Land Extending to Approximately 24.19 Hectares (59.77 Acres).

To Let on a 15 Year Farm Business Tenancy From 3rd February 2021

Available As A Whole

Tender Form to be Submitted to Edwin Thompson LLP, FIFTEEN Rosehill, Carlisle, Cumbria, CA1 2RW by 12 Noon Wednesday 9th December



The letting of Croft House Farm provides a rare opportunity to let a very desirable smallholding, comprising of a spacious four bedroomed farmhouse, range of modern and traditional farm buildings and agricultural land extending to approximately 24.19 Hectares (59.77 Acres)



Croft House Farm is situated on the outskirts of the hamlet of Crookdake and only 3.8 miles from the town of Aspatria which benefits from a wide range of local amenities including schools, shops, leisure and medical services. The smallholding is situated only 17.5 miles from the City of Carlisle which offers a wealth of amenities including livestock market, shops, leisure and excellent transport links to Scotland and the south.



From Junction 44 of the M6, take the A689 West. Continue along this road for approximately 17.8 miles and at the Newby West roundabout take the third exit onto the A595 towards Thursby. Continue along the A595 for 3.8 miles before taking the third exit onto the A596. Follow the A596 for 9.6 miles before turning left towards Crookdake. Follow the road for 1 mile and the track down to the farm will be on your right-hand side.


Croft House Farmhouse

A spacious four bedroomed farmhouse extending to approximately 186.9 sq.m. The property is of stone construction under a slate roof, the property offers spacious family accommodation.


Ground Floor

Kitchen/Dining Room: 6.23m x 4.20m

Wall and base units.

Living Room 1: 4.20m x 2.80m

With open fireplace.

Living Room 2: 4.18m x 3.70m

With open fireplace.


Living Room 3: 4.10m x 3.60m

With open fire.

Utility Room: 4.40m x 1.94m

With fitted base units.

Outdoor Toilet

Rear outside W/C and sink.

First Floor


Double Bedroom: 5.25m x 4.30m

Double Bedroom: 4.30m x 3.74m

Single Bedroom: 3.23m x 2.72m

Double Bedroom: 5.14m x 2.90m


Fitted bath with electric shower above and W/C.

Secondary Staircase.



The property has a large parking area and small lawned area to the front of the property.


Farm Buildings


1.Storage Shed – 4.77m x 8.09m.

Open fronted storage shed of wood and tin construction.


2.Traditional Stone Range – 4.38m x 16.59m.

Traditional stone range with slate roof. Divided into 3 storage spaces.


3.Traditional Range – 5.09m x 4.24m.

Traditional storage range with stairs to a loft area.


4.Storage Shed – 4.52m x 2.59m.

Traditional stone storage shed with loft space.


5.Traditional Range– 12.45m x 6.52m.

Traditional stone range.


6.Storage shed – 5.63m x 6.49m

Lofted storage shed.


7.Workshop – 8.13m x 6.99m.

Workshop area with fibre cement roof.


8.Lean to – 10.66m x 8.06m.

Steel portal frame lean to with insulated tin roof.


9.Muck Midden


10.Handling Race.


11.Open fronted general purpose shed – 8.74m x 9.11m

General purpose shed of wood and tin construction.


12.Steel portal frame shed – 13.92m x 12.11m

Steel portal frame shed with fibre cement roof.


13.Lean to – 13.92m x 10.51m.

Lean to of wood and tin construction.


14.Lean to – 6.45m x 19.38m.

Lean to with tin roof and 32 cubicles.


15.Outdoor Yard.


16.Crop Store – 5.16m x 8.88m.

Open fronted crop store of timber and tin construction.


The Land

The land extends to approximately 23.53 Hectares (58.14 acres) and lies in a block around the farm steading with one field separated by a public highway. The land comprises of some useful land which is suited to grazing, mowing or arable production. The land benefits from a mixture of mains water supplies and natural water. The land is easily accessible from internal tracks and the public highway with some fields accessible only from field to field.


General Rights and Stipulations


Rights, Easements and Outgoings

The letting is subject to all rights and easements. There is a known public footpath down the track to the farmhouse and another along the track to the north of the property.


Council Tax and EPC Rating  

Croft House Farmhouse is rated within Band D for council tax purposes.

The EPC rating of the property is G-14. The full EPC report is available from the Vendor’s agents.


Environmental Stewardship

The property is not entered into any Environmental Stewardship Schemes.


Basic Payment Scheme Entitlements

The Basic Farm Payment Entitlements are not included in the letting.



The property is serviced by a mains electric supply and mains water supply. Foul drainage is to a septic tank. All telephone connections are subject to BT regulations. Please note we have not been able to test services or make judgement on their condition. Prospective Tenants should make their own enquiries.



A separate plan is available on request to show boundary responsibility. The tenant will be responsible for the maintenance of the boundaries.


Alterations and Improvements

It will be the requirement of the Tenancy that any physical alteration or improvement carried out to the property will require the Landlords consent before any works are carried out. All the tenders should make it clear on their tender if they are proposing any such works during the term of the tenancy.



All timber is specifically excluded to the Landlord.



The sporting rights are excluded from the letting.



The length of the letting will be for a period of 15 years from the 3rd February 2021. The tenancy will have a break clause in the favour of the Landlord and Tenant to terminate the tenancy at Year 10.


Occupation of Farmhouse

The Farmhouse should be occupied by the Tenant or close relative who works full time on the holding.

Where the Farmhouse is occupied by a close relative or farm worker as stated above. The Tenant must ensure that the house is let on an appropriate written agreement that does not confer any security of tenure to the occupier.


Application Details



Tender offers are to be submitted to Edwin Thompson LLP no later than 12 Noon on Wednesday 9th December 2020.

The Tender along with any supporting information should be submitted to:

Matthew Bell, Edwin Thompson LLP, FIFTEEN Rosehill, Carlisle, CA1 2RW and marked “Croft House Farm Tender”.


Conditions of Tender

  1. All tenders must be submitted on the attached form.
  2. The Landlords do not bind themselves to accept the highest or indeed any Tender.
  3. The decision of the Landlord is final and binding.
  4. A detailed explanation of the proposed farming system should be provided with the Tender.

References & Credit Check

All applicants will be required to submit contact details for three references, of which one must be the Applicants Bank.

Contact with references will only be made in respect of shortlisted applicants. Applicants are deemed to agree, by submitting an offer to references being taken without further notice, unless stated otherwise.

The shortlisted applicants will also be required to complete a credit check, to which by submitting an offer, they are deemed to agree without further notice and will complete all forms necessary to complete those checks.



Prospective Tenants are asked to respect the privacy of the existing Tenants on the viewing days.

The farm can be viewed on Thursday 19th November 2020 ONLY, with the farmhouse, buildings and land available to view between 10am and 2pm. Prospective Tenants are asked to please contact the agents to book in a viewing appointment.  Viewings will not be permitted unless a prior appointment is arranged.

Viewings will be undertaken however these must be booked in with the agents and can only be undertaken by a maximum of two people from the same household. Face coverings must be worn and 2m social distancing kept at all times. For further information please contact the Vendor’s agents.



Telephone and video interviews will be held following the tender deadline.


The Tenancy Agreement

The successful applicant will be required to sign a Farm Business Tenancy Agreement under the Agricultural Tenancies Act 1995. Draft copies of the agreement are able to be viewed on the viewing days and at the office of Edwin Thompson LLP, FIFTEEN Rosehill, Carlisle, Cumbria, CA1 2RW.



The holding will be let for a term of 15 years commencing on 3rd February 2021.


Break Clause

There will be a break clause in favour of the Landlord and Tenant at Year 10.



The rent should be tendered in pounds per annum basis. The expected rent will be paid via standing order on a monthly basis in advance.


Rent Reviews

Expected to be every three years, to open market rent.



The tenant will be responsible for all repairs. Further details can be found in the draft Farm Business Tenancy.

A photographic record of condition will be taken at the commencement of the Tenancy to record the condition of the holding and it is expected that the holding will be handed back in no worse condition than it was prior to this record of condition.



The Landlord will insure the farmhouse and buildings against standard insurance perils. The cost of this insurance will be recharged back to the successful tenant. Further details are available upon request.



The Tenant will not be allowed to sub-let, part with possession or take stock in relation to any part of the holding or to share occupation of the Holding.



The use of the Holding is for the purpose of agriculture. Should the Tenant wish to use part of the Holding for a non-agricultural purpose, the consent of the Landlord will be required in writing. Anyone contemplating a non-agricultural use of part of the Holding should make this clear as part of their application.



The Tenant will be responsible for all outgoings, including Council Tax.


Good Husbandry

The Tenant will farm in accordance with the rules of good husbandry as set out in Section 11 of the Agriculture Act 1947.



Sporting over the Holding will be reserved in favour of the Landlord. This is subject to the Tenants rights under the Ground Game Act and the Tenant’s responsibility to keep down rabbits.


Business Condition

The fundamental principle of the Farm Business Tenancy is that compliance of the business condition is observed.


Tenants Improvements

Tenants improvements will be covered in detail within the Tenancy Agreement. No improvement will be compensable unless prior written consent is given.


Development/ Early Resumption

There will be a provision for the Landlords to regain possession of part of the holding for a non-agricultural development subject to being given 12 months’ notice in writing.


Stamp Duty

The successful Tenant will be responsible for the payment of all Stamp Duty charges that may arise on the granting of this Tenancy.

Further Information

Further information can be obtained from Matthew Bell or Charlotte Clayton, Edwin Thompson LLP, FIFTEEN Rosehill, Carlisle, Cumbria, CA1 2RW. Tel: 01228 548385. [email protected], [email protected].



Croft House Farm, Crookdake, Aspatria, Wigton CA7 3SH


A Stock Farm Comprising of a Four Bedroomed Farmhouse, Range of Traditional and Modern Farm Buildings and Agricultural Land Extending to Approximately 24.19 Hectares (59.77 Acres).

To Let on a 15 Year Farm Business Tenancy From 3rd February 2021

Available As A Whole

Tender Form to be Submitted to Edwin Thompson LLP, FIFTEEN Rosehill, Carlisle, Cumbria, CA1 2RW by 12 Noon Wednesday 9th December.

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