Clapps by the Water NORTHLEIGH, COLYTON, DEVON

Northleigh 0.4 miles, Colyton 4 miles, Exeter 20 miles, M5 motorway (J28) 15 miles (All distances and times approximate)

A totally renovated and non-Listed thatched cottage, believed to date from the 17th Century, sat in a glorious location and yet only a short distance from the amenities of Honiton.

The Main House Kitchen Breakfast room • Pantry • Utility room • Study • Dining room • Drawing room

Bedroom with en suite bathroom • Bedroom with en suite shower room 3 further bedrooms • Family bathroom

The Coach House Kitchen/dining room • Sitting room • Bedroom • Bathroom

Outbuildings

In all about 12 acres

Knight Frank LLP 19 Southernhay East, Exeter, Devon EX1 1QD Tel: +44 1392 423 111 [email protected] www.knightfrank.co.uk

These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on the last page of the brochure. Situation Clapps by the Water nestles in a very peaceful location on the edge of the popular village of Northleigh in the heart of East Devon, an Area of Outstanding Natural Beauty. Despite the rural tranquillity of the immediate vicinity, the bustling country town of Honiton is only 4 miles away and offers all the facilities one would expect in a large market town. The popular East Devon coastal towns of Branscombe, Sidmouth and Lyme Regis are also within easy reach. Exeter is very well known as the major regional centre for the whole of the south west region and has an extensive range of shops, restaurants and theatres. Devon has an outstanding number of state and private E schools within the county and Clapps by the Water is ideally placed to access the majority of them. Close to the village is Colyton Grammar School, one of Britain’s best performing selective state schools, and further primary and secondary schools can be found in Honiton and Axminster. Also nearby are Sherborne and Port Regis, the Maynards Girls School in Exeter as well as Exeter School and Blundells at Tiverton. Communications are excellent with the nearby A30/A303 M providing good access to London, the South West and the national motorway network at either Taunton or Exeter. Rail services operate from Honiton direct to London T Waterloo in approximately 2 hours 30 minutes. There are also trains to London Paddington from Taunton and Exeter with the fastest trains taking approximately 1 hour 40 minutes from Taunton. There are a growing number of flights to UK and A International destinations from Exeter Airport, including a route direct to London City Airport. As well as the Jurassic Coast, there are sailing opportunities s from the Axe Yacht Club, Seaton and Beer Sailing Clubs. For the golfing enthusiast there are courses at Seaton, Lyme Regis, Honiton, Sidmouth and Woodbury. The South West Coastal path is within a few miles and links in to the excellent walking the wider area has to offer. There is racing at Taunton, Wincanton, Exeter and Newton Abbot and Exmoor National Park is also within easy reach. Description of property Clapps by the Water is believed to date from the 17th Century and yet is not Listed. The property sits in a very peaceful and secluded valley facing south. The outbuildings and cottage have a separate drive to the west. The house is accessed by a short drive from the lane and the original house is rendered with a thatched roof and the extension is natural stone under a slate roof. The property has been extensively renovated by the current owners including a new roof, re-wiring, new plumbing and the extension. The result is an immaculate and beautifully presented property in very good condition throughout that retains a wealth of period features, traditional character and feel. Downstairs there are two well-proportioned reception rooms with the dining room having a particularly historic feel. The large kitchen and breakfast room work very well together and open up directly onto a substantial terraced area. There is also a useful study, separate utility room and a downstairs WC to complete the ground floor. Upstairs there are five bedrooms with two en-suite bathrooms and a further family bathroom.

Ground Floor First Floor

Reception

Bedroom

Bathroom

Kitchen/Utility

Storage

Recreation

Outbuildings

Main House EPC

Approximate Gross Internal Floor Area The Main House: 3381 sq ft 314 sq metres (excludes void ) The Coach House: 840 sq ft 78 sq metres (excludes outbuildings)

This plan is for layout guidance only. Not drawn to scale unless stated. Windows & door openings are approximate. Whilst every care is taken in the preparation of this plan,please check all dimensions, shapes & compass bearings before making any decisions reliant upon them. The Coach House

The Coach House is a very useful one bedroom cottage that has been let under an Assured Shorthold Tenancy.

The cottage has been re-plumbed and has independent services to the main house. The Gardens and Grounds Within the grounds are two large outbuildings that could be used for a variety of purposes, subject to the appropriate planning permissions.

Surrounding the house are various areas of garden including an orchard with a selection of fruit trees.

To the north of the house are various paddocks either side of a stream and would be suitable for livestock or horses. Services Mains water, mains electricity, private drainage.

Fixtures and fittings All those items regarded as tenant’s fixtures and fittings, together with the fitted carpets, curtains and light fittings, are specifically excluded from the sale. However, certain items may be available by separate negotiation.

Tenure Freehold

Local Authority East Devon, Knowle, Sidmouth EX10 8HL

Council Tax Band G

Postcode EX24 6BS

Directions Leave the centre of Honiton via New Street, following signs to Northleigh. Pass Honiton golf course on the right and don’t take the first turning to the right that is signposted to Northleigh but continue straight on and take the second turning to the right signposted to Northleigh. At the bottom of the hill, Clapps By The Water is the first house on the right.

Viewing Important Notice: Regulations etc: Any reference to alterations to, or use of, any part of the Particulars: These particulars are not an offer or contract, nor part of property does not mean that any necessary planning, building regulations Viewing is strictly by prior appointment with the Sole or other consent has been obtained. A buyer or lessee must find out by one. You should not rely on statements by Knight Frank LLP in the Agents Knight Frank LLP. inspection or in other ways that these matters have been properly dealt particulars or by word of mouth or in writing (“information”) as being with and that all information is correct. factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any VAT: The VAT position relating to the property may change without notice. representations about the property, and accordingly any information Knight Frank LLP is a limited liability partnership registered in given is entirely without responsibility on the part of the agents, seller(s) England with registered number OC305934. Our registered office is or lessor(s). 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names. Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and Photographs: May 2016. Particulars: June 2016. distances given are approximate only. Kingfisher Print and Design. 01803 867087.