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Land at The Cove Watermillock
Sold Subject to Contract

  • £POA
  • Watermillock, Penrith, Penrith, CA11 0LS
  • Farm Land


From Penrith, head west on the A66 until reaching the Rheged roundabout. At this point, take the first exit to the left signposted Ullswater A592. Proceed along this road until you reach the junction on the edge of Ullswater. At this junction, turn right and proceed for approximately 1 ½ miles taking the second turning to the right signposted Longthwaite and Watermillock Church. Proceed for approximately 1 ¼ miles passing Watermillock Church until reaching the first junction to your right. At this junction, turn right and after approximately 130 metres, there is a turning to the left. Take this turning and the land is located on the left hand side. The access road to the land is a single track road and therefore when viewing the land, please be very careful not to obstruct the highway or any property in third party ownership.

The location of the land is shown on the plans within these particulars and will be identified by way of a PFK sale board.

The Land at The Cove lies within the parish of Watermillock in the Ullswater valley and offers an opportunity to purchase a useful block of upland grazing land together with some small areas of amenity woodland.

The land benefits from a natural water supply.

The Land

This land offers an opportunity to purchase a useful block of grazing land with roadside access.

The land rises up from the access point off the public highway with the land adjacent to the public highway being generally flat in topography with it then rising up to some steeper land adjacent to Little Mell Fell.

The land is boundered by a mix of post and wire fences and dry stone walls. The land rises from 290 metres above mean sea level at the point of access to the highest point being approximately 330 metres above mean sea level.

The land falls within the Severely Disadvantaged Area for Basic Payment purposes – please see later paragraph for details.
The land is not in any form of environmental scheme.

Method of Sale

The land at The Cove is to be offered for sale by Private Treaty as a whole.

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

The Vendor reserves the right to vary any of the terms and conditions of sale or to change the method of sale without notice. For this reason, we recommend likely 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.

Money Laundering Obligations

Under current Money Laundering Regulations 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.


The land is offered for sale freehold with vacant possession upon the date of 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, there are overhead lines on poles crossing the land.

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

Gaynham King & Mellor Solicitors, 2 Mason Court, Gillan Way, Penrith 40 Business Park, Penrith, Cumbria CA11 9GR
Tel: 01768 864651 Email:
Mr Mike Nicholls acting.

Basic Payment Scheme (BPS)

The land at the Cove falls within the Severely Disadvantaged Area for the purposes of BPS. An application has successfully been made to establish and activate entitlements under the Single Payment Scheme. In addition, claims have been submitted under the BPS and for the avoidance of doubt, the Vendor will claim the 2021 BPS payments.
With regard to the 2022 BPS payment, if the sale completes prior to 15th May 2022, the entitlements will be transferred to the Purchaser to enable them to claim Basic Payment Scheme monies for 2022. If the sale completes after 15th May 2022, then the Vendor will claim the 2022 BPS monies and retain all of these.

The entitlements for the land are included within this sale and comprise 8.90 SDA entitlements. The transfer of entitlements will be made upon completion of the sale. It is the responsibility of the successful Purchaser to ensure that they are eligible to acquire the entitlements under the terms of BPS.

Transfers will be made in accordance with the regulations of the Scheme and will be carried out by PFK Land Agency for which a fee of £200 plus VAT will be payable by the transferee. A copy of the 2021 BPS application will be available for inspection at the offices of the sole selling agent by prior appointment.

The Purchaser will be required to comply with the terms of the BPS application for 2021 and will indemnify the Vendor against any breaches of the conditions, in particular in respect of cross compliance.

Quotas & Environmental Stewardship Schemes

For the avoidance of doubt there are no livestock quotas nor stewardship schemes included in this sale.

Land Status

The land is classified as Grade 4 under the former MAFF Land Classification System.


As far as the Vendor is aware the responsibility for the boundaries are shown on the sale plan by inward facing ‘T’ marks. When no ‘T’ mark is shown no further information is available.

Plans & Schedule of Areas

The plans attached to these particulars are based on Ordnance Survey National Grid and are for reference only. Any prospective Purchaser(s) will have deemed to have satisfied themselves of the land and schedule.

Fixtures & Fittings

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


Measurements are approximate and must not be relied upon.

Sporting & Mineral Rights

The land is former copyhold land of the Manor of Watermillock and therefore it is assumed that both the sporting rights and mineral rights fall outwith the ownership of the Vendor.

Health & Safety

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

Please also ensure that you do not block any third party property or public highway when inspecting the land.

Please be mindful of the Government regulations with regard to COVID-19 and respect social distancing at all times when inspecting the land, both to protect yourselves and any other parties.

Viewing & Further Information

The land at The Cove may be viewed at any reasonable daylight hour provided a copy of these particulars is to hand. For all other queries, please contact Jo Edwards for further information by telephone on (01768) 866611 or by email:


Cumbria County Council
The Courts, Carlisle, Cumbria, CA3 8NA

United Utilities
Dawson House, Great Sankey, Warrington WA5 3LW
T: 01925 237000
F: 01925 237073

Rural Payments Agency
PO Box 300, Sheffield, S95 1AA
Tel: 0845 6037777 Fax: 01228 640265

Lake District National Park Authority
Murley Moss, Oxenholme Road, Kendal, LA9 7RL
Tel: 01539 724555

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 2021
Particulars Prepared: June 2021
Photographs Taken: June 2021

Property Floorplan Property Floorplan

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