Kents Farm Knowstone - Devon Kents Farm Knowstone - Devon - EX36 4SB Guide Price £315,000

Rackenford village 3 miles; Tiverton 9 miles; South Molton 11 miles; M5 (J27) and Tiverton Parkway 15 miles (all distance approximate)

For Sale by Private Treaty A beautifully situated traditional farmhouse with adjoining annexe, occupying a secluded and idyllic position within its own land and with the potential for further improvement to create an exceptionally attractive and individual family home. In all about 5.72 acres.

Introduction The sale of Kents Farm affords prospective purchasers with the increasingly rare opportunity to acquire a beautifully situated traditional farmhouse, set within the seclusion of its surrounding land and still affording the potential to create a highly individual and attractive family home. It occupies an idyllic but accessible location, approached over a private driveway and set within pasture, meadows and woodland. It is complimented by adaptable outbuildings with the property extending in total to about 5.72 acres.

Directions From the Bolham roundabout of the A361 (T) – the North Devon Link Road at Tiverton, proceed westwards towards South Molton for about 6.5 miles, before turning right at Two Gates Cross and signed to Bickham and Woodburn. Follow this lane as it bears left for about 1.9 miles and at Bickham Moor Cross, turn left and signed to Knowstone. The entrance to Kents Farm will be found after a further 0.1 miles on the left hand side and immediately before the cattle grid sign.

Situation The property occupies a secluded position on the edge of Knowstone Moor which is one of the largest remaining areas of culm grassland. It provides a rich and diverse habitat for a wide range of flora and fauna, including the rare marsh fritillary butterfly. It is an idyllic location, but one that is not isolated. The village of Rackenford is the closest settlement, lying about 3 miles to the south west and this popular village affords a good range of local facilities with a thriving community, public house, parish church, village stores/post office and primary school. Knowstone itself, is an attractive village with the renowned Mason Arms public house. The property lies approximately equidistant between the popular towns of South Molton and Tiverton, with both centres affording a comprehensive range of Bedroom 1 with front aspect and access to roof void. Exposed roof timbers. commercial, recreational and educational facilities including Blundell’s School at the Bathroom Cast iron bath on claw and ball feet. Pedestal wash basin and wooden seated latter. From Tiverton convenient access is also available eastwards via the A361 (T) to the WC. Corner airing cupboard with hot water cylinder and immersion heater. Exposed roof M5 (J27) and with mainline rail connections available adjacent to this junction at Tiverton timbers. Parkway. Bedroom 2 with front aspect. Chimney breast with recess to one side. Exposed roof Description timbers. Door to: Constructed of what are believed to be part stone and part cob elevations, externally lime rendered and colour washed beneath a part turnerised slate and part clay tiled roof, and Bedroom 3 with front aspect and exposed roof timbers. Wall recess and access to believed to date form the early 18th century. The farmhouse occupies a south facing adjoining annexe. position within its surrounding land. It presently affords attractive character The Annexe accommodation together with an adjoining self contained annexe. With attached outbuildings, the potential clearly exists for further enhancement of the existing Adjoining the eastern end of the farmhouse is a self-contained annexe which provides accommodation and, possible enlargement subject to any appropriate planning consents. attractive and flexible accommodation. Approached from the north via a half glazed stable The accommodation is arranged as follows:- door to: The Ground Floor Open plan kitchen/living area with dual aspect. Range of wood fronted base cupboard and drawer units with work surface and inset composite sink unit with mixer tap. Further Entrance porch with stable door to: range of base cupboards. Fitted electric oven and two ring hob. Exposed ceiling beams Kitchen/dining room with exposed beam and Stanley oil fired cooker with back boiler for and joists. Half glazed stable door with steps leading down to the rear garden. Corner the domestic central heating. Small range of wooden kitchen units with stainless steel multi-fuel stove with back boiler. Stairs to: double drainer sink unit. Shelved under stairs recess with glazed door leading to: Bedroom 1 with landing area and access to roof void. Enclosed airing cupboard with hot Conservatory of part rendered block and glazed construction with tiled floor. Door to water cylinder and immersion heater. Door to adjoining farmhouse. outside and door to adjoining:- Bathroom with CI bath, WC and pedestal wash basin. Heated towel rail and radiator. Sitting room with inglenook fireplace with exposed stonework, beam and bread oven. Outside Inset wood burning stove on slate hearth. Exposed ceiling beam. Part panelled to dado Approached over a private hardened drive, the track terminates in a parking and turning height. Door to: area to the west of the farmhouse. A cobbled path leads through a wooded garden area to Study with French doors to outside. Original fireplace recess with exposed beam and wall enclosed gardens lying to the south of the farmhouse. These are predominantly lawned cupboard to one side. Steps with double doors leading to the adjoining annexe. although with various shrub and herbaceous borders. To the east is an enclosed vegetable garden area with poly tunnel. Situated off the kitchen and accessed via a rear lobby area is the following domestic accommodation:- To the western end of the farmhouse and adjoining the entrance drive is an open ended timber/GI garage 8.34m x 4.81m. Adjoining block and GI roofed range of two pony Utility area with plumbing for washing machine and stainless steel single drainer sink stables with outside yard area and adjoining store. To the eastern end and adjoining the unit. Window shutters. annexe is a range of former stables with loft over and enclosed yard area. Further to the Bathroom with suite comprising of bath with mixer tap and hand held shower east is a detached block and GI roofed range comprising of workshop/ feed room, attachment. Pedestal wash basin and WC. Radiator and heated towel rail. adjoining loose house and former cattle shed. Pantry with original shuttered window. Fitted shelves with cupboards under. The land varies from level and productive pasture to more poorly drained wet land The First Floor complimented by various mature broad leafed trees and bordered by an attractive stream. Various mature broad leafed trees are situated within the holding. It is a diversified Landing approached via enclosed stairs from the kitchen/dining room. Exposed beam.

Kents Farm The Annexe habitat, but the potential clearly exists for improvement of Local Authority whose agents they are give notice that:- the pastures to make the property suited to a range of North Devon Council, Civic Centre, North Walk, - these particulars are set out as a general outline only for the guidance of intending purchasers and do not constitute, nor constitute part of, general smallholding or equestrian interests. In total, the Barnstaple, Devon EX31 1EA. Tel: (01271) 327711. an offer or contract. Prospective purchasers should seek their own property extends to about 5.72 acres as hatched red on the professional advice. identification plan. Fixtures & Fittings - all descriptions, dimensions, areas, reference to condition, necessary All fixtures and fittings unless specifically referred to within permissions for use and occupation, and all other details are given in good faith and are believed to be correct. Any intending purchasers General Remarks the sale particulars are otherwise excluded from the sale of should not rely on them as statements or representations of fact but the freehold and will be removed by the vendors prior to must satisfy themselves by inspection or otherwise as to the Tenure and Possession completion. correctness of each of them. - no responsibility can be accepted for any expenses incurred by any The property is of freehold tenure with vacant possession intending purchasers inspecting properties that have been sold, let or available upon completion of the purchase. Viewing withdrawn. Strictly by prior confirmed appointment only through the no person in the employment of Greenslade Taylor Hunt has any authority Services Agents: to make or give any representation or warranty whatsoever in relation to the property or the particulars. Private bore hole water and mains electricity. Drainage to private system. Greenslade Taylor Hunt, 5 Fore Street, Tiverton, Devon Measurements and Other Information EX16 6LN All measurements are approximate. The field numbers and areas shown on The existing services have not been tested. Tel: 01884 243000 the attached plan are based on the Ordnance Survey and are for Email: [email protected] identification purposes only. They do not necessarily correspond either with Outgoings the National Grid plan numbers or with those produced on the Rural Land Register. These are believed to comprise solely of local council tax. Important Notice North Devon District Council— Band F) together with the All persons wishing to view the property do so entirely at their own risk. Whilst we endeavour to make our sales particulars as accurate and reliable usual service and environmental charges where applicable. Neither the Vendors or their Agents will be held liable for any damage or as possible, if there are any point which is of particular importance to you injury that may occur when interested are visiting the property. please contact the office, especially if you are contemplating travelling some distance to view the property. We have not tested any of the equipment, Greenslade Taylor Hunt for themselves and for the Vendors of the property appliances, central heating or services.