St Thomas` Mill Farm Baswich Lane, Tixall, Stafford
From Stafford take the Uttoxeter Road (A518), after approximately half a mile turn right onto St Thomas Street. After 250 yards take a left turn onto Tixall Road and follow this road for approximately 1.2 miles. Take a right turn onto Blackheath Lane towards Baswich, which after approximately 0.3 miles becomes Baswich Lane. The entrance to the property is located on the left-hand side off the bridge as indicated by our “For Sale” board.
The property is situated off Baswich Lane and on the edge of the village of Tixall. It occupies a private yet accessible location enjoying views over the adjoining open countryside, and has excellent communication links. It is situated in a sought-after location on the edge of the Cannock Chase Area of Outstanding Natural Beauty.
The National Trust Shugborough Estate is adjacent to the village boundary where there are many nearby opportunities in the vicinity such as cycling, walking, horse riding and fishing. The county town of Stafford is less than 3 miles away providing a wide range of amenities, shops, bars and restaurants plus the West Coast mainline railway station. Junctions 13 and 14 of the M6 are less than 6 miles away providing access to the West Midlands conurbation, the North West and the wider motorway network.
St Thomas` Mill Farm house is a semi-detached, Grade II Listed, two-storey property of brick and stone under tile construction with a partially rendered front elevation. It is situated on part of the site of the Scheduled ancient monument of St Thomas Priory. The property occupies spacious grounds and is accessed from the yard area for parking via a pedestrian path past the site of the old Mill, and along the line of the original Mill stream.
The property benefits from having lawned gardens to both the front and side elevations, enjoying views towards Cannock Chase and over the River Sow. The side garden is walled on three sides and comprises of a patio area, extensive fruit and vegetable beds, planted borders, greenhouse, coal shed and WC, whilst the front has ornamental borders and a small pond.
The property offers a substantial family home, boasting large living accommodation to both the ground floor and first floor, having four double bedrooms. The property benefits further from having a two bedroomed annex, attached to the property to the western side, which has been run as a successful Airbnb until March this year. The annex is accessed from the main house, and there is scope for it to used as a separate living area (subject to the relevant planning permissions). To the ground floor of the property there is a further storage room, accessed only from an external door, which has a flying freehold over.
Front Porch (5' 11'' x 3' 11'' (1.8m x 1.2m))
Brick under tile entrance porch to the front of the property with glazed windows and door, leading into the hallway/dining room area.
Hallway/Dining Room (15' 6'' x 15' 1'' (4.73m x 4.60m))
Large dining room/entrance hallway with quarry tiled flooring, beamed ceilings, log burner set within a hearth, fitted storage cupboards, window looking out to the front garden, and doors leading to the living room, kitchen and inner hallway.
Living Room (17' 1'' x 13' 5'' (5.21m x 4.09m))
Good-sized living room with bay window, carpeted flooring over quarry tiles, fireplace, fitted cupboards and door leading to the annex.
Kitchen (15' 7'' x 11' 0'' (4.75m x 3.36m))
Good-sized kitchen with both floor and wall units, ceramic sink, quarry tiled flooring, beamed ceilings, log fired cooking stove within hearth and door leading into a small rear porch with a boot and coat cupboard, and door to patio area and side garden.
Utility Room (8' 4'' x 7' 3'' (2.53m x 2.20m))
Good-sized utility room off rear porch, with Worcester Bosch condensing gas boiler, quarry tiled flooring, plumbing for washing machine and heat pump tumble dryer, Belfast sink and door leading into a downstairs WC.
Downstairs WC with quarry tiled flooring, WC and wash hand basin.
Leading from hall/dining room and providing access to the annex, pantry and a large under stairs cupboard.
Pantry (9' 1'' x 6' 0'' (2.76m x 1.83m))
Pantry has a thrawl, extensive shelving and quarry tiled floor.
Large stair case leading to first floor:
Bedroom One: (17' 3'' x 13' 11'' (5.25m x 4.23m))
Large double room with views towards Stafford Castle, fitted cupboards and oak flooring.
Bedroom Two: (17' 2'' x 11' 11'' (5.22m x 3.64m))
Large double room with views towards Cannock Chase and oak flooring.
Bedroom Three: (13' 3'' x 13' 2'' (4.04m x 4.01m))
Large double bedroom with views over the River Sow, carpeted flooring and fitted cupboards.
Landing: (13' 6'' x 13' 3'' (4.12m x 4.05m))
Large landing area to the top of the stairs with seating area, wooden flooring, fitted cupboards and airing cupboard off.
Bedroom Four: (13' 5'' x 12' 6'' (4.09m x 3.80m))
Large double bedroom with oak beams and flooring, fitted cupboards and en-suite off.
En-Suite: (6' 6'' x 5' 11'' (1.97m x 1.81m))
Good-sized en-suite bathroom with oak flooring, WC, wash hand basin and shower cubicle.
Family Bathroom: (12' 10'' x 10' 4'' (3.91m x 3.14m))
Large family bathroom with bath with shower over, WC, bidet and wash hand basin, with oak flooring and bath panelling and period features.
Door from inner hallway leads to a carpeted internal hallway in the annex providing access to:
Kitchen: (8' 3'' x 4' 11'' (2.52m x 1.49m))
Small fitted kitchen with inset sink, fitted hob and oven, wall and floor units and quarry tiled flooring.
Bedroom One: (10' 6'' x 8' 5'' (3.21m x 2.57m))
Good-sized double bedroom with fitted wardrobes, carpeted flooring and door leading to the front garden.
Bedroom Two/Living Room: (12' 11'' x 7' 2'' (3.93m x 2.19m))
Single bedroom or living room with carpeted flooring.
Bathroom with walk-in shower, raised WC, wash hand basin and heated tiled flooring.
Storage Room/Games Room: (27' 8'' x 13' 1'' (8.44m x 3.99m))
Storage room accessed via an external door from the front of the main property, with flying freehold above from the neighbouring property. The room is currently used for storage purposes and benefits from a recently renovated ceiling with full insulation and sound proofing plus water and electricity connections supplied from the main house.
The property is accessed via a pathway from the front yard area. The entrance leads directly off Baswich Lane and onto a concrete yard area for parking. The property enjoys a good sized lawned garden to two aspects with brick walls in the side garden and mature planted borders with views over the adjoining pastureland. There is a good-sized patio with vegetable beds, fruit trees, greenhouse, outside coal shed and WC (not currently in use).
To the front elevation of the main house is a Grade II listed, two-storey, brick under tile constructed semi completed barn conversion. The barn is accessed via the front path to the main property over an oak bridge. The barn was granted planning permission (Planning Application Reference: 08/10150/FUL) on 30th March 2009 for conversion to a dwelling house. The barn has been partly completed, and requires some works in order to finish the property off such as the installation of services, timber works such as staircase, fitting of bathrooms and kitchen and decoration throughout.
The barn extends in total to approximately 69.51m? (749ft?) and comprises as follows;
Living Kitchen Diner: (19' 6'' x 19' 3'' (5.94m x 5.88m))
Good-sized open plan living and kitchen diner area with views over the adjoining land towards Cannock Chase, and space for staircase to be fitted to the first floor.
Utility area with drainage point for washing machine and sink.
Shower Room: (11' 4'' x 5' 6'' (3.46m x 1.68m))
Shower room with space for a large shower and WC.
To the First Floor:
Bedroom: (19' 2'' x 9' 10'' (5.84m x 2.99m))
Large double bedroom with far reaching views out over the adjoining land.
With space for seating.
Washroom: (4' 8'' x 4' 0'' (1.41m x 1.22m))
Small area for WC and wash hand basin.
There are two outbuildings at the property, one being situated to the west of the property, on the right-hand side when entering the yard area off Baswich Lane, and the other being north of the property, backing onto Baswich Lane. Both outbuildings are currently used for storage purposes.
Large Grade II Listed brick under tile constructed single-storey barn with high pitched roof extending to approximately 183m? (1,968ft?). The barn comprises three large sections complete with concrete floor, recently rebuilt roof, one section which is fully insulated and stable doors opening onto the yard area. The building benefits from having water and electricity connections served from the main property.
Three connected Grade II Listed one-storey sheds of part brick and part stone construction, with some metal cladding and Yorkshire boarding to the western elevation, extending to approximately 85m?(914ft?). The brick sheds have recently rebuilt roofs, and there are doors from each shed opening up onto the roadside. There is pedestrian access to the property side. To the outside of the barn is a lawned area over the site of the old Mill building, with brick wall boundaries.
The land comprises one parcel of relatively level pastureland extending to approximately 3.49 acres (1.41 hectares) or thereabouts. The land is located to the south of the property, accessed through a gated entrance from the yard area, with further pedestrian access via steps from the main properties garden.
The land has been mown annually and also used for amenity use with some newly planted trees having been planted in a small area. The land is bounded by mainly mature tree boundaries with a brick wall to part, and the River Sow bounding the land to the south side, meaning the land is located within flood zone 3. The land is classified as Grade 3 under the MAFF Agricultural Land Classification Scheme.
St Thomas` Mill Farm house benefits from electric underfloor heating to the ground floor, gas central heating, mains water and electricity and private drainage by way of a septic tank located in the adjoining field. The property benefits from having fibre to cabinet broadband and achieves download speeds in excess of 30Mbps.
The self-contained annex benefits from water underfloor heating, gas central heating, mains water and electricity and private drainage by way of a septic tank as above.
The barn conversion does not yet have any gas, water, electricity or drainage connections to the property; however, these are available to connect from the existing services as mentioned above.
Building one at the property benefits from water and electricity connections served from the main property.
The land does not have a water connection, however is available to connect nearby if required.
Rights of Way, Wayleaves and Easements
There is a right to water for Baswich Farm from the property, which is metered.
Overhead power lines cross the land in part for which there is a wayleave. There is a wayleave for an underground sewer which traverses the field.
There is a right of pedestrian access from the Mill area onto the neighbour’s property through to Baswich Lane. There is a further right to park one car in the event of serious flooding.
The gas and water meters are situated on the adjacent property.
All the buildings and the garden areas are located on land which is classified as Scheduled Ancient Monument, however none of the buildings are Scheduled Ancient Monuments.
The property is sold subject to and with the benefit of all rights of way, wayleaves and easements in existence at the time of the sale.
Sporting, Timber, Mineral and Fishing Rights
All sporting, mineral and fishing rights are excluded within the freehold sale.
It is understood that all timber rights are included within the freehold sale.
Tenure & Possession
The freehold of the property is being offered with vacant possession upon completion.
Stafford Borough Council, Riverside, Civic Centre, Stafford ST16 3AQ
Tel: 01785 619000
St Thomas` Mill Farm is within Council Tax band F.
Not applicable due to Grade II Listing.
T C Smith Solicitors LLP, 9 Church St, Berwick-upon-Tweed TD15 1EF
Tel: 01289 301280
Viewing is strictly by appointment through the Uttoxeter office of Bagshaws on 01889 562 811.
Method of Sale
The property is to be sold by Private Treaty.
Money Laundering Regulations
Due to recent changes in legislation, all buyers must provide relevant documentation in order to provide proof of their identity and place of residence. The documentation collected is for this purpose only and will not be disclosed to any other party. This documentation must be provided at the time the offer is submitted.
Bagshaws LLP have made every reasonable effort to ensure these details offer an accurate and fair description of the property but give notice that all measurements, distances and areas referred to are approximate and based on information available at the time of printing. These details are for guidance only and do not constitute part of the contract for sale. Bagshaws LLP and their employees are not authorised to give any warranties or representations in relation to the sale.