Brownspit Farm Gooseham, Bude, Cornwall, EX23 9PH

REF: HO00006104

Brownspit Farm Gooseham, Bude, Cornwall, EX23 9PH 20 The Square Holsworthy Devon £495,000 - Freehold EX22 6AN Tel: 01409 253888 Fax: 01409 254458 E: [email protected] Now with a video tour, is this outstanding Georgian Farmhouse set in just under two acres; ideal for those of equine interests. The property also has the potential for a granny/teenage annex or holiday letting potential. Sympathetically updated and modernised taking the age and character of the property into consideration. With a fabulous fully fitted kitchen/family room which opens onto a rear courtyard. We have included a floor plan which shows the potential to create a letting unit/annex utilising the property’s garage. There are three reception rooms, all with period features; whilst upstairs there are four bedrooms (master en-suite) and a family bathroom. Externally the farmhouse has pleasant gardens leading onto the land that goes with the sale, we understand from the vendors that additional land may become available.

 Classic Georgian farmhouse  Sympathetically updated and modernised  Wealth of character features  Fabulous kitchen/family room  Four double bedrooms (one en-suite)  Potential to create annex/holiday letting unit  Private enclosed rear garden  Garage and ample parking  Peaceful rural location close to the coast

These particulars give only a general outline and your attention is drawn to the Important Notice printed within. www.kivells.com

SITUATION Rear Lobby Enjoying a lovely peaceful location in a tiny hamlet of just a handful of other Rear aspect window, door giving access to outside and further door to: properties, in the northern most parish in Cornwall, Mornwenstow. The parish benefits from an OFSTED rated ‘outstanding’ primary school, a well-respected public house, Utility/Cloakroom numerous coves including Duckpool and Marsland Mouth, rugged cliffs and national Low level flush WC and wash hand basin. trust owned Coombe Valley. There are superb coastal and inland walks to be enjoyed and the parish is one of the most picturesque parts of North Cornwall. The FIRST FLOOR self-contained village of Kilkhampton lies approximately four miles distant with a Landing CO-OP, Premier Stores and Spar for day to day shopping plus a butchers and many Storage cupboard, fitted carpet and doors to: more small businesses. Bude, the closest major town, is some five miles further on and has the main comprehensive school, a choice of supermarkets, a rejuvenated canal area, Master Bedroom: 13' 7'' x 13' (4.13m x 3.97m) plus two sandy beaches. Bideford, to the north, also has a range of excellent facilities Rear aspect window, fitted carpet, radiator, ceiling light and door to: and there is easy access onto the north Devon link road leading to the M5, Bristol and beyond. En-Suite Shower Room Quality fitted en-suite featuring a walk-in slate tiled shower, pedestal wash hand basin THE PARTICULARS and low level flush WC. All measurements are approximate. There are numerous power points throughout. None of the fittings have been tested by ourselves. Bedroom Two: 17' x 13' 4'' (5.19m x 4.06m) South facing front aspect window with oak lintel over, fitted carpet, ceiling light and radiator. ACCOMMODATION Storm Porch Bedroom Three: 16' 10'' x 13' 11'' (5.12m x 4.23m) max With wooden slats and shutters, slate tiled floor and door to: South facing front aspect window, fitted carpet, ceiling light and radiator.

Entrance Hall Bedroom Four: 15' x 13' 1'' (4.57m x 3.98m) max Stairs rising to the first floor, fitted carpet, ceiling light and doors to: South facing front aspect window, fitted carpet, ceiling light and radiator.

Sitting Room: 21' 7'' x 16' 6'' (6.57m x 5.03m) max Family Bathroom A fabulous room with front aspect window, original Georgian wall (discovered and Panel enclosed bath with shower attachment and cradle, pedestal wash hand basin and restored by present owners), fireplace with oak lintel and slate hearth housing low level flush WC. Heated towel rail. woodburner, oak beams, oak floor and two radiators.

Dining Room: 17' 1'' x 16' 7'' (5.21m x 5.05m) OUTSIDE Front aspect window, fireplace, slate floor, radiator, door to storage cupboard and The property is approached through a timber gate onto the front courtyard with central further door to: island with stone wall and shrubs. The front courtyard has plenty of room for turning and parking. Snug: 12' 1'' x 10' 10'' (3.69m x 3.31m) A cosy snug with a tall, south facing window, further side aspect window, fireplace Garage/Workshop: 24' 5'' x 15' 9'' (7.44m x 4.79m) with slate floor housing woodburner, fitted carpet, radiator, oak beams and ceiling light. Accessed through double timber doors and provides ample parking. This could be Door to Rear Lobby. converted to an Annexe for a dependant relative (subject to the necessary planning) or a self-contained holiday unit. Kitchen/Family Room: 19' 5'' x 16' 3'' (5.91m x 4.95m) max Fitted with a range of high quality eye and base level units with slate worksurfaces over The side lawn is a good size, surrounded by mature trees. A passageway between the incorporating Belfast sink. A dual aspect modern kitchen with a period feel. Chestnut house and garage provides access to the rear garden with shrub borders, gravelled area, flooring, halogen spotlights, uplighters, ceiling light, two radiators and sliding patio small lawn and a lovely decked area enjoying the afternoon sun. There is a pedestrian doors giving access to the decked area. Door to: path at the very rear, for one near neighbour, which his fenced off. Boiler House: 13' x 9' 7'' (3.97m x 2.91m) Custom built wood building housing the Bio Mass boiler system serving the central heating system. This provides an environmentally friendly and economic solution to providing warmth throughout this character property.

TENURE Freehold with vacant possession upon completion.

SERVICES Mains water and electricity. Private drainage. Bio Mass boiler system to provide central heating.

AGENTS NOTE The vendor has informed us that the property has an Electrical Safety Certificate dated April 2016.

COUNCIL TAX BAND E.

EE RATING F.

DIRECTIONS From Bude proceed along the A30 towards Bideford, passing through the village of Kilkhampton. After approximately two miles take the left turn at Crimp to Morwenstow. On entering Shop take the first right turn passing the school, then take the next right again. Take the next left turn and proceed into Brownspit where Brownspit Farm is the first property on the left hand side.

VIEWINGS Please ring 01409 253888 to view this property and check availability before incurring travel time/costs. FULL DETAILS OF ALL OUR PROPERTIES ARE AVAILABLE ON OUR WEBSITE www.kivells.com.

Kivells for themselves and for the vendors or lessors of this property whose agents they are, give notice that: The particulars are set out only for the guidance of intending purchasers or lessees and do not constitute part of an offer or contract. All descriptions, photographs - which may be taken with a wide angle lens or zoom, dimensions, references to condition and necessary permissions for use and occupation and other details are given without responsibility and any intending purchasers or tenants should not rely on them as statements or representation of the fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them. No person in the employment of Kivells has any authority to make or give any representation or warranty whatsoever in relation to this property. In the event that our details are used in part exchange negotiations we reserve the right to recoup our costs. FLOOR PLANS The floor plans displayed in these particulars are not to scale and are for identification purposes only.

FIRST FLOOR

SUGGESTED FLOOR PLAN The above floor plan is only to give an idea to how the Garage could be converted into an annex/holiday letting unit, if so desired.

GROUND FLOOR