Basco Dyke - SOLD STC, Ainstable, Carlisle, Cumbria


Guide price

3 bedroom, Grade II Listed Farmhouse

Guide Price:

Lot 1: £550,000

Lot 2: £140,000


Basco Dyke is located in an elevated position close to the village of Ainstable overlooking the Eden Valley.

The property is located equidistant between the city of Carlisle and the market town of Penrith. Carlisle offers all the facilities you would expect from a small UK city and both locations offer access to the West Coast Mainline railway, the M6 motorway and a livestock auction market.

The property is located in a secluded corner of Northern Cumbria and yet within 10 minutes you can be on the main A6 and junctions 41 and 42 of the motorway are located 9 miles to the north and 11 miles to the south of the property respectively.

Additional Property Information

The sale of Basco Dyke Farm affords a rare opportunity to purchase an unspoilt, secluded property within the Eden Valley. The farm has been in the ownership of the Vendor for 52 years and up until 2008 was run by the Vendor as a dairy farm. Since this time, the land has been let out on a summer grazing agreement and the land looked after to a high standard.

Local Amenities

The hamlet of Basco Dyke is located approximately ¾ of a mile from the east Fellside Village of Ainstable. The village boasts a Church and the renowned Heather Glen Country House Hotel.

A further 1¾ miles to the west is the larger village of Armathwaite which boasts two public houses, a village shop and post office, a Church, Primary School and station on the Settle to Carlisle railway line.

The property is located within a quiet corner of the Eden Valley and yet boasts good access to public transport and the M6 motorway, together with being within easy striking distance of the Lake District National Park, and also the quieter Northern Pennines.

Lot 1 - Basco Dyke Farmhouse, Buildings and 10.59 ha (26.17 acres) of Mowing Land


The Farmhouse is a Grade II Listed traditionally constructed, rendered walls underneath a slate roofed three bedroom farmhouse dating from 1747. This large house sits on the edge of the farmyard and enjoys extensive views over the large garden to the front of the property. The house is unmodernised and has many original features.

The accommodation comprises:

Ground Floor:

Rear door from the farmyard leads in to:

Dining room (7.33m (24’1”) max x 3.65m (12’) max) - which houses a solid fuel Rayburn which provides central heating and hot water to the property. In addition, there is an open coal fire and the room has the original wooden ceiling beams.

Kitchen (4.28m (14’1”) x 2.42m (7’11”)) – with wall and base units, single sink and drainer. In the corner of the kitchen is a traditional spice cupboard.

Pantry (2.44m (8’) x 1.66m (5’5”))

Hallway giving access to front door of the property and the sitting room.

Sitting Room (4.91m (16’1”) x 4.43m (14’3”) max) - fireplace currently bricked up and housing an electric fire, radiator, windows to the front garden and wooden ceiling beams.

Stairs off the Hallway up to the landing:

Bedroom 1 (4.92m (16’2”) max x 4.45m (14’7” max) - double bedroom with radiator and wooden sash windows looking out to the front of the property.

Bedroom 2 (4.07m (13’ 4”) max x 3.65m (12’) max)- double bedroom with radiator and wooden sash windows looking out to the front of the property.

Bedroom 3 (4.08m (13’5”) max x 3.11m (10’2”) max) - double bedroom with wood beams, radiator and wooden sash windows looking out to the rear of the property.

Bathroom (5.11m (16’9”) max x 2.49m (8’2”) max) - with wash hand basin, w.c and bath, airing cupboard housing the hot water cylinder which benefits from electric immersion. Double glazed window.


To the rear of the house is the yard area with farm buildings opposite. To the front of the property is a large mature garden extending in all to approximately ¾ acre. There is currently a large portion of the garden laid down to lawn area with the remainder in flower beds and a vegetable garden. The garden has within it a small pond, small well and at the furthest end of the garden, built into the boundary wall is a stone archway with a wooden seat.

Within the yard area are two small garage buildings; one being a pitched fibre cement sheet roof and rendered block work wall structure with concrete floor and wooden doors.

The other is a larger mono pitch garage attached to the farmhouse. This is constructed of block work walls, a concrete floor and fibre cement sheet roof and benefits from an electricity supply.

Farm Buildings

On the opposite side of the farmyard to the farmhouse are located the farm buildings which comprise the following:

Mono-pitched building comprises block work walls, fibre cement sheet roof which has previously been the cooling house when the farm was a dairy farm.

Former milking parlour still fitted with cubicles and milking machine.

Cubicle shed with 31 cubicles and a scrape passage.

Attached to the northern end of the cubicle shed is a covered feed yard.

Adjoining here is a covered silage pit.

Next to the silage pit is a further cubicle building with 10 cubicles and an area for loose housing.

Adjacent to the modern farm buildings abutting up to the public highway is a large, traditional sandstone lofted barn which has a slate roof comprising a mix of slates which are both sandstone and slate. The building comprises on ground floor level of 4 small hulls with there being a large lofted barn above with access taken directly off the public highway and a further smaller store adjacent to this, again access taken off the public highway. This building benefits from an electricity supply.

Located to the rear of the farmyard is a 70,000 gallon slurry tower.

The Land

The land in Lot 1 is located in a ring-fence immediately to the west of the farm steading.

The land is all in excellent heart and has been well managed over many years.

The land is boundered by a mix of dry stone walls, fences and hedgerows.

The land comprises 10.59ha (26.17 acres) of mowing land which falls within the non-Severely Disadvantaged Area for Basic Payment purposes and is classified as Grade 3 under the former MAFF Land Classification System.

The land is undulating in nature and lies between 140 - 150 metres above mean sea level.

Lot 2 - Meadow and Pasture Land

Lot 2 comprises 6.88ha (17.00 acres) of good grassland located immediately to the east of the farmhouse and farm steading. The land can be accessed either via the minor road leading to Basco Dyke or alternatively the road from Ainstable to Ruckcroft. The land is boundered by a mix of dry stone walls, mature hedgerows and fences with field parcel 1734 being a parcel of meadow land and 0926 being a pasture field.

The land benefits from having a mains water supply and is classified as non-Severely Disadvantaged for Basic Payment purposes. The land is classified as Grade 3 under the former MAFF Land Classification System and rises up from approximately 150 metres above mean sea level to 180 metres at the highest point.

Schedule of Acreages

Field Parcel No. Hectares Acres Use

Lot 1

NY5245 9122 1.26 3.11 Meadow Land

NY5245 7119 3.44 8.50 Meadow Land

NY5245 4717 1.63 4.03 Meadow Land

NY5245 2620 2.01 4.97 Meadow Land

NY5245 0326 2.25 5.56 Meadow Land

Track 0.26 est. 0.64 est. Track

Farmyard 0.17 est. 0.42 est. Farmyard

Garden 0.19 est. 0.47 est. Garden

Total 11.21 est. 27.70 est

Lot 2

NY5345 1734 1.74 4.30 Meadow Land

NY5345 0926 5.14 12.70 Pasture Land

Total 6.88 17.00

Sale Details - Method of Sale

Basco Dyke is offered for sale by Private Treaty.

The Vendor and sole selling Agents reserve the right to alter, divide or amalgamate the property or to withdraw or exclude any of the property at any time.

The Vendor reserves the right to alter any of the terms and conditions of sale or to change the method of sale without notice. For this reason, we recommend that potential Purchasers should register their interest with the Selling Agents as soon as possible in order that they are kept abreast of any changes to the marketing of the land.


The property is offered for sale Freehold with Vacant Possession upon completion.

Wayleaves, Easements, Covenants & Rights of Way

The property is sold subject to all rights including rights of way, whether public or private, light, support, drainage, water and electricity supplies and other rights and obligations and easements, quasi easements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains, and water, gas and other pipes, whether or not referred to in these particulars.

In particular it should be noted that there are overhead electricity lines across Lot 2.

Any Purchaser will be deemed to have satisfied themselves as to the nature of such restrictions and are advised to contact the Vendor’s Solicitors for details:

Cartmell Shepherd, Bishop Yards, Penrith, Cumbria, CA11 7XS T: 01768 862326. Bethan Griffiths acting

Sporting & Mineral Rights

The property is former copyhold of the Manor of Armathwaite and is subject to the reservation of any Rights of the Lord referred to in the 12th Schedule of the Law Property Act 1922.

Basic Payment Scheme (BPS)

All the land lies outwith the Severely Disadvantaged Area for the purposes of the Basic Payment Scheme (BPS). Applications have been successfully made to establish and activate the Entitlements under the BPS.

The Vendor has claimed the BPS and will retain the entirety of the 2018 monies for the Scheme year.

Included within the sale are the following Entitlements for each Lot.

Lot 1.

10.53 Non-SDA Entitlements

Lot 2

6.88 Non-SDA Entitlements.

The transfer of Entitlements will be made upon completion of the sale and in time for the Purchaser to utilise them for BPS purposes in 2019. It is the responsibility of the successful Purchaser to ensure that they are eligible to acquire Entitlements under the terms of the BPS. Transfers will be made in accordance with the regulations for the Scheme and will be carried out as soon as Scheme Regulations permit by PFK Land Agency for which a fee of £200 plus VAT will be payable by each transferee.

A copy of the 2018 BPS Application will be available for inspection at the offices of the Sole Selling Agents by prior appointment.

The Purchaser will be required to comply with the terms of the Vendor's BPS Application for 2018 and will indemnify the Vendor against any breaches and conditions, in particular in respect of Cross Compliance.

Post Code

The post code for the property is CA4 9QP.

Land Status

All the land is classified as Grade 3 under the former MAFF Land Classification System.


For the avoidance of doubt, there are no livestock quotas or milk quotas included in the sale.

Environmental Schemes

There are no current environmental schemes on the holding.


As far as the Vendor is aware, the responsibility for the boundaries is shown on the sale plan by inward facing 'T' marks. Where no mark is shown, no further information is available.

Fixtures & Fittings

All fixtures and fittings referred to in these particulars will be included within the sale unless otherwise stated.


The measurements are approximate and must not be relied upon and the Purchaser must satisfy themselves with regard to the areas. Maximum appropriate room sizes are given to the nearest 0.05 metres. Farm buildings are measured externally (unless otherwise stated) to the nearest 0.25 metres.

Control of Asbestos at Work Regulations

The Regulations came into force on 21st November 2002. Any Purchaser should satisfy themselves as to the nature of any asbestos material on the property.

Health & Safety

Given the potential hazards of a working farm, we request that you take as much care as possible when making your inspection of the property for your own personal safety, in particular around the farm buildings. Please also respect any livestock on the property and do not cause any disturbance to them.

Viewings & Further Information

Viewings at Basco Dyke are strictly by appointment only. Please contact PFK Land Agency to arrange a convenient appointment.

The land may be viewed at any reasonable daylight hour whilst in possession of a copy of these particulars.

If you require any further information please contact Jo Edwards at PFK Land Agency by telephone on 01768 866611 or by email:

Plans and Schedules of Areas

The plans attached to these particulars are based on Rural Land Registry and are for reference only. Any Purchaser will be deemed to have satisfied themselves of the land and schedules.

Money Laundering Obligations

As part of the new Money Laundering Regulations (The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017) relating to property transactions the Selling Agents are obliged to carry out Customer Due Diligence checks on any Purchaser prior to a transaction being completed.


Mains electricity and water are connected to the farmhouse. Drainage from the farmhouse is through a private septic tank. A BT line is connected to the farmhouse subject to the Company's usual regulations.

The land enjoys a mains water supply.

Council Tax

Basco Dyke Farmhouse falls within Council Tax Band D. This is currently £1,807.49 for the 2018/19 financial year (verbal enquiry only).


Cumbria County Council

The Courts, Carlisle, Cumbria, CA3 8NA



Eden District Council

Town Hall, Penrith, Cumbria, CA11 7QF

Tel: 01768 817817



United Utilities

Dawson House, Great Sankey, Warrington, WA5 3LW

Tel: 01925 237000 Fax: 01925 237073



Rural Payments Agency

PO Box 352, Worksop, S80 9FG

Tel: 03000 200 301



General Reservations

The right is reserved to the Vendor(s) to amend, alter and incorporate fresh provisions as appropriate in respect of the above matters.

First Edition: June 2018

Particulars Prepared: June 2018

Photographs Taken: June 2108

Referral & Other Charges

PFK work with preferred providers for the delivery of certain services necessary for a house sale or purchase. Our providers price their products competitively, however you are under no obligation to use their services and may wish to compare them against other providers. Should you choose to utilise them PFK will receive a referral fee: Napthens Property Lawyers/Conveyancing Service - completion of a sale or purchase, PFK will receive a referral fee of £180 per transaction; Pollard & Scott/Independent Mortgage Advisors – arrangement of mortgage & other products/insurances, PFK will receive a referral fee - the average fee earned in 2018 was £226.32; ETSOS/EPC and Floorplan Providers - EPC and floorplan 66.00, EPC only £24.00, floorplan only £6.00. All figures quoted are inclusive of VAT.

Marketed by Arrange viewing 01768 862323


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