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- - - Umberleigh 1.2 miles; South Molton 8.5 miles; Barnstaple 9.6 miles; Crediton 24 miles; Exeter 32 miles

An attractive Grade II listed Country Residence occupying a superb rural position enjoying stunning views over the River Taw In all about 14.72 Acres

Viewing by appointment only through the Sole Agents:- Greenslade Taylor Hunt, 23 Broad Street, South Molton, Devon EX36 3AQ

Tel: 01769 574500 Email: [email protected]

For prospective purchasers seeking a totally unique and beautifully situated family home, especially those who may enjoy fly fishing for salmon and sea trout, or simply those looking for a riverside retreat to enjoy the countryside and its wildlife, Smallmarsh Farm represents the ideal rural lifestyle package. Situated in the picturesque Taw Valley, the property occupies what is arguably one of the best positions on the whole river. Smallmarsh Farm extends in total to about 14.72 Acres and is offered for sale as a whole and by private treaty

Directions From South Molton head westerly on the B3227. Stay on this road until arriving at Umberleigh, cross the river bridge and turn left towards Exeter. Continue on this road for just over 1 mile whereupon the entrance to Smallmarsh Farm will be found on the left hand side. Situation The property occupies an outstanding rural position situated overlooking the picturesque valley of the river Taw, a short distance to the north east of the popular North Devon village of High Bickington. The surrounding gently undulating and unspoilt countryside affords a predominately agricultural landscape of mainly pasture and arable land interspersed with an abundance of wooded valleys. The pretty village of High Bickington provides a vibrant village community offering a range of local services including a primary school, post office, doctor’s surgery, community centre, parish church, two public houses and sports fields with active cricket and football clubs. The village also boasts a well-equipped community centre and an 18-hole golf course at nearby Libbaton. Despite its rural position the property still enjoys easy access to the surrounding districts and further afield with the larger towns of South Molton, Barnstaple, Crediton and Exeter providing an extensive range of every day shopping, banking, recreational and educational facilities. From South Molton and Barnstaple the A361 North Devon link road provides easy access to the M5 motorway

(Junction 27). There are nearby rail stations on the Barnstaple to Exeter (Tarka) line at Umberleigh and Portsmouth Arms. Mainline intercity rail links are available at Exeter and Tiverton Parkway, with international airports at Exeter and Bristol. The stunning North Devon coast lies within easy reach offering the popular sandy beaches of Instow, Saunton Sands, Croyde Bay, Putsborough and Woolacombe, as well as sailing and water sports. The Exmoor National Park is also near at hand with its beautiful moorland scenery and many foot and bridle paths. The surrounding countryside offers a wealth of riding, walking and sporting opportunities. Description Smallmarsh Farm represents a quintessential Devon country residence offering charming character features set in an exceptional position on a slight bend in the beautiful River Taw enjoying stunning and far reaching views both up and down stream. The elevated position not only affords superb views, it also means that the property has never been recorded as having flooded, an important consideration when contemplating a riverside location. The property is centred upon a character detached Grade II listed former farmhouse believed to date from the mid 17th Century with later 19th and 20th Century additions, of stone and rendered elevations beneath an attractive combination of thatched, slate and tiled roofs. In recent years the house has undergone a sympathetic refurbishment and enlargement programme to now provide extremely well-appointed four bedroomed family accommodation whilst retaining many original and period features, including exposed beams, stonework and an inglenook style fireplace. The property is set within large landscaped riverside gardens and grounds approached over a gated private entrance drive providing ample parking and affording excellent privacy and seclusion. A detached double garage currently also contains an adjoining workshop and useful hobbies room, affording scope for a variety of alternative uses, including the possible creation of an annexe, subject to obtaining any necessary planning consent. The beautiful lawned gardens extend along the picturesque river bank, linking to an excellent block of traditional pasture land conveniently divided into a number of small fields, all enjoying river frontage and providing delightful riverside walks. As well as affording considerable amenity appeal the land, which is currently used for livestock grazing and fodder production, also offers the potential for a variety of other agricultural and/or equestrian smallholder uses. In total, Smallmarsh Farm extends to about 14.72 Acres.

The House containing an extensive range of quality solid oak fronted base cupboard and drawer units with granite work surfaces and matching The accommodation is entered via a spacious and welcoming upright and wall cupboards. Built-in appliances provide modern Entrance Hall which forms a focal point of the house and opens living convenience. Accessed off the kitchen is a useful Utility through into an equally good sized Inner Hall, with a well appointed Room, further Rod/Boot Room and Rear Hall. On the first floor a Cloakroom off. From here an opening and steps lead down into the galleried style landing leads to Four Double Bedrooms, the master lovely large Dining /Living Room, enjoying fabulous views of the bedroom with a dressing room and well-appointed en-suite facilities, gardens and river with three sets of patio doors leading out onto the a further Family Bathroom and separate Cloakroom. large terrace. A door from the main hall leads through into the charming and characterful Sitting Room, enjoying a triple aspect and The accommodation benefits from oil fired central heating and a containing a large inglenook style fireplace (flue currently sealed) combination of secondary and double glazing. For approximate with an original bread oven. Double doors lead out to the Side Hall, room dimensions and layout please refer to the enclosed floorplan. with exposed beams and stonework and stairs rising to the first Outside floor. Situated off this hallway is the superb farmhouse style Kitchen/Breakfast Room, providing a wonderful family space The property is approached from the main road via a smart double

For the approximate dimensions and layout of the garage building Services please refer to the floor contained within these sale particulars. Mains electricity and water supplies. Drainage to a private The Land system. Oil fired central heating. The land associated with Smallmarsh Farm adjoins the gardens to Outgoings the south east lying between the river and the A377, from which it enjoys separate gated road access. It comprises an excellent These are believed to comprise local Council Tax on the house, block of productive pasture conveniently divided into a number of together with the usual service and environmental charges. gently sloping fields with a further more moderately sloping area Fixtures and Fittings running alongside the river bank. In recent years the pasture has All fixtures and fittings, unless specifically referred to within been let for livestock grazing whilst the land also affords considerable amenity and conservation appeal. In total these sale particulars are otherwise expressly excluded from the Smallmarsh Farm extends to about 14.72 Acres as shown shaded sale. red on the attached identification plan. Rights of Way, Easements, Wayleaves, Etc. Tenure and Possession The owners of the riparian rights have the right to pass along Freehold with vacant possession available on completion. the riverbank when fishing. The property is offered for sale gated tarmacadam private entrance drive flanked by timber post and rail fencing. The initial drive crosses part of the land before a pair of remote controlled wooden gates lead into the gardens, with the drive continuing down to the side and rear of the house. The beautiful gardens are a particularly attractive feature, having been extensively landscaped they contain large lawned areas, well stocked flower and shrub beds and borders and a wonderful range of mature trees. The gardens slope gently down to the river bank and enjoy stunning views over the River Taw. Adjoining the house is a large paved terrace overlooking the gardens and river, contained behind wrought iron fencing, an ideal area for al fresco dining and outdoor entertaining enjoying magnificent views of the river. A pathway along the front of the house leads over a pretty stone bridge to a further lawned area surrounded by trees overlooking a small tributary stream. A raised pathway follows alongside the stream leading down to the river bank with a further arched bridge crossing back to the main garden area below the house. The entrance drive continues past the house rising up to a gravelled car parking and turning area, adjacent to which is situated a Double Garage, with two up and over remote controlled garage doors and an opening through to a further Workshop. Adjoining is a stone and slate roofed former traditional stone barn with double glazed patio doors leading into a large Hobbies Room. This space has part boarded walls and vaulted ceiling with an area of mezzanine style storage. An opening leads through to a Kitchenette with fitted base cupboards and inset stainless steel sink and a further door to a Bathroom containing a white suite. subject to and with the benefit of all other matters contained in or referred to in the property charges register of the registered title together with all public and private rights of way, wayleaves, easements and other rights of way whether these are specifically referred to or not. Designations The land is not currently subject to any agri-environment schemes. Sporting and Mineral Rights The fishing rights on the River Taw are not owned with the property and are not included in the freehold sale. All other sporting and mineral rights across the land, insofar as they are owned, will be included in the freehold sale.

Local Authority Devon County Council, County Hall, Topsham Road, Exeter, Devon EX2 4QD. Tel: 0345 155 1015. Torridge Council, Riverbank House, Bideford, Devon EX39 2QG. Tel: 01237 428700. Measurements and Other Information All measurements are approximate. Any field numbers and areas shown on the attached plan are based on the Ordnance Survey and are for identification purposes only. They do not necessarily correspond either with the National Grid plan numbers or with those produced on the Rural Land Register. Whilst we endeavour to make our sales particulars as accurate and reliable as possible, if there are any point which is of particular importance to you please contact the office, especially if you are contemplating travelling some distance to view the property. We have not tested any of the equipment, appliances, central heating or services. Ref: STM180182