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Home , Bruton, Charlton Musgrove, Wincanton

Rectory Farm House , BA9

An attractive and beautifully presented 18th century farmhouse set in 4.38 acres with countryside views. Situation & Amenities Rectory Farm House is situated amidst unspoilt countryside outside the small village of Charlton Musgrove, which is an active community of about 400 with a pub, hall and church (see www.charltonmusgrove.org). The house is also close to Racecourse and between the small towns of Wincanton and . The latter is one of the smallest in but has excellent amenities including restaurants and cafés, two public houses, a butcher, mini-supermarket, petrol station, pharmacy and many other shops. The town also has a Post Office, vet, doctor’s surgery and a dentist. For wider requirements Bath, Salisbury and are all also within a reasonable distance and there is an excellent choice of schools locally, both state and private, including Hazlegrove, Kings Bruton and , Port Regis, the Sherborne schools and St. Mary’s . For transport links rail services run from (9.1 miles) to Paddington in 90 minutes and from Gillingham (6.6 miles) to Waterloo in about 2 hours. Bristol & Exeter Airports are both about an hour’s drive away offering UK and international connections.

A303 2 miles, Wincanton 2.1 miles, Bruton 4.8 miles, Gillingham (Waterloo 2 hours) 6.6 miles, Castle Cary train station (Paddington 90 minutes) 9.1 miles, Bath 30 miles, Bristol Airport 32.6 miles. (Distances and times approximate). Rectory Farm House Dating from 1705, Rectory Farm House is a lovely example of an elegant, Queen Anne period farmhouse. It is built of local stone under a slate roof, with tall sash windows and an elegant colonnaded porch on its south-facing front. At the rear is a single storey, red-brick Victorian extension containing the rear hall, laundry room and cloakroom. The house is beautifully presented with a neutral colour scheme that combines with its position and tall ceilings to give a light and airy feeling throughout. It has also retained many of its original architectural fittings including fireplaces, an inglenook fireplace in the sitting room, window seats, original joinery, working shutters, flagstone floors and ceiling beams. On the ground floor are two well-proportioned reception rooms, one on either side of the large reception hall and both with open fireplaces and views over the surrounding countryside. The reception hall has a lovely flagstone floor, with the original staircase rising to the first floor. A door from the hall opens to 5 3 3 4 a flight of brick steps, which lead down to the large cellar with a flagstone floor and barrel-vaulted ceiling. The large kitchen/ 4.38 breakfast room is at the rear of the house with windows on two acres sides overlooking the garden and paddock, with views to King Alfred’s Tower on the Stourhead Estate on a clear day, and French windows opening out onto the terrace. It is fitted with a range of painted timber units under timber work surfaces, a range of electrical appliances and a 2-oven oil-fired AGA. On the first floor are the master bedroom and two further double bedrooms, all with far-reaching garden/countryside views and built-in cupboards. The master bedroom has its own bathroom and the other two bedrooms share the family bathroom. In the attics are two further double bedrooms, one each side of a central sitting area and a further bathroom. Garden & Grounds Rectory Farm House is approached off a peaceful country lane, with the drive passing through stone gate pillars, over a cattle grid before sweeping in front of the house and round to a parking area at the rear. At the side of the parking area are a well and a large tool and wood store. Beyond is an area of kitchen garden beside two storage shelters. At the front and on one side of the house are deep, richly planted borders that provide a good degree of privacy. The formal garden extends across the rear and around one side of the house and is largely lawned, with a paved terrace extending out from the kitchen beside a deep border planted with roses and herbaceous perennials. The terrace and area of lawn abutting it are sheltered by mature, clipped yew hedging. Further out and bordering the lawn are an orchard and a small copse. Beyond the garden is the paddock, which is enclosed by stock-proof fencing and at the far end of which is a copse of mixed, broad leafed trees. In all the garden and grounds extend to about 4.38 acres (1.77 hectares). Services Directions Mains water & electricity. Private drainage. (Postcode BA9 8ET) Oil-fired central heating & AGA. Superfast From the Bruton/Gillingham/B3081 turning fibre optic broadband. on the A303, travel west on the B3081 towards Wincanton, signed to Charlton Tenure Musgrove. After just over 0.5 mile turn right Freehold just after the Hunters Lodge Inn, keeping on the B3081 and signed to Charlton Local Authority & Council Musgrove. Continue for one mile and then turn left onto Rectory Lane. The property Tax Band will be found on the right after just under District Council 0.5 mile. Turn into the driveway entrance, (www.southsomerset.gov.uk) which is just before the property, and drive around the back of the house to the parking Band: G area. Reception Approximate Gross Internal Floor Area 408.3 sq m / 4,396 sq ft Bedroom This plan is for guidance only and must not be relied upon as a statement of fact. Bathroom Attention is drawn to the Important Notice on the last page of the text of the Particulars Kitchen/Utility Storage Terrace

Second Floor

Cellar Ground Floor First Floor

Knight Frank I would be delighted to tell you more. 15 Cheap Street Sherborne, DT9 3PU Luke Pender-Cudlip knightfrank.co.uk +44 1935 810 062 [email protected] Connecting people & property, perfectly. Fixtures and fittings: A list of the fitted carpets, curtains, light fittings and other items fixed to the property which are included in the sale (or may be available by separate negotiation) will be provided by the Seller’s Solicitors. Important Notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s)or lessor(s). 2. Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. 5. To find out how we process Personal Data, please refer to our Group Privacy Statement and other notices at https://www.knightfrank.com/legals/privacy-statement. Particulars dated March 2020. Photographs dated 2019. Knight Frank is the trading name of Knight Frank LLP. Knight Frank LLP is a limited liability partnership registered in England and Wales with registered number OC305934. Our registered office is at 55 Baker Street, W1U 8AN where you may look at a list of members’ names. If we use the term ‘partner’ when referring to one of our representatives, that person will either be a member, employee, worker or consultant of Knight Frank LLP and not a partner in a partnership.If you do not want us to contact you further about our services then please contact us by either calling 020 3544 0692, email to marketing. [email protected] or post to our UK Residential Marketing Manager at our registered office (above) providing your name and address.