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Broadgate Barton, Cookbury, , , EX22 7YG

. Tucked away amidst beautiful countryside on the very edge of this unspoilt hamlet, a perfect opportunity to acquire an exceptionally well equipped smallholding of about 3 acres with an equestrian bias featuring a lovely detached, 4 bedroom family home with a useful range of outbuildings including workshops/stables, along with gently sloping productive paddocks and quality outdoor school. Only a short drive from the bustling market town of Holsworthy and from its fine elevated setting, enjoys truly outstanding views to the surrounding countryside. No onward chain.

£447,500 Freehold .

.5 Albion House, 4 High Street, Holsworthy, Devon EX22 6EL Bond Oxborough Phillips T 01409 254238 F 01409 254910 INDEPENDENT ESTATE AGENTS The key to moving home E [email protected] Broadgate Barton, Cookbury, Holsworthy, Devon, EX22 7YG

Much improved by the present vendors including electrics upgraded and certificated. The stylish and individual residence at Broadgate Barton with its light/airy and well-appointed accommodation briefly comprises: Verandah Entrance Porch, Triple Aspect Lounge, Kitchen/Diner with shaker kitchen and granite worktops, Utility Room, 2 Ground Floor Bedrooms and Shower Room. On the First Floor are 2 Further Bedrooms and the Family Bathroom. Subject to planning there is definite scope to convert the very large remaining roof space to create a further Bedroom and take full advantage of the wonderful outlook. There is underfloor heating throughout and the whole property has "leaded" double glazed windows. The whole property is approximately 3 acres.

The property is situated part way along a Council maintained no through road within this secluded yet not isolated position, approximately 300 yards from Cookbury's late Norman Church. Cookbury is situated amidst rolling farmland, approximately 5 miles east of the Market Town of Holsworthy and some 9 miles west of . The Port Towns of and are approximately 18 and 26 miles to the North respectively. Whilst the North Cornish Coast and the town of with its surfing beaches is approximately 14 miles to the West. with its well-known Public School is some 5 miles. Whilst and Launceston are both approximately 18 miles. is some 29 miles with the Cathedral and University City of some 40 minutes to the east and is a similar distance to the south. Dartmoor's National Park lies 19 miles to the South east, whilst Exmoor and Bodmin Moor are also readily accessible. The A30 dual carriageway at Okehampton provides a rapid access to the M5 motorway and beyond.

DIRECTIONS TO FIND From Holsworthy proceed on the A3072 Hatherleigh road for approximately 4 miles and upon reaching the Bickford Arms at Brandis Corner turn left (signed posted Shebbear). Take the next left hand turning after approximately .75 of a mile signposted Cookbury and upon reaching the next junction, Middlecott Cross, turn left to Cookbury. Proceed down the hill and up the other side and at the top of the hill by the village green turn right and follow this road for about 100 yards whereupon the property will be found on the left hand side.

THE ACCOMMODATION COMPRISES (all measurements are to roof space. Glazed door to outside. approximate):- GROUND FLOOR BEDROOM 3 11'6 x 11'5 (3.51m x 3.48m) Fitted ENTRANCE VERANDAH This "wraps" around the front of the carpet. Double glazed window with great outlook over the paddock to house. Auto courtesy light. Front door and matching sidelight to: countryside beyond. Coving. Handcrafted range of pine bookshelves, desk and cupboards to one wall. ENTRANCE HALL 16'11 x 4'10 (5.16m x 1.47m) Tiled floor. Double glazed window to front. Telephone point. Uplighters. Archway to: GROUND FLOOR BEDROOM 4 11'8 x 11'5 (3.56m x 3.48m) Fitted carpet. Double aspect double glazed windows. Coving. INNER HALL Tiled floor. Double glazed window. Dogleg staircase with attractive balusters and hand rails to First Floor with understairs SHOWER ROOM 6'10 x 6'4 (2.08m x 1.93m) Tiled floor. Glazed cupboard. Built-in airing cupboard housing factory lagged hot water corner quadrant shower with tiled shower area and "Mira" stainless cylinder. steel shower. Fully tiled walls. Opaque double glazed window. White low level WC and hand basin with cupboards below. Wall mirror. LOUNGE 19'6 x 12'10 (5.94m x 3.91m) Fitted carpet. Triple aspect Downlighters. with double glazed windows, and double glazed French doors and sidelights with exceptional rural views. 2 TV points. Contemporary FIRST FLOOR LANDING Fitted carpet extending to stairs. Double inset fireplace with glazed door and slate hearth. Uplighters. Coving. glazed window on Half Landing. 2 wall lights. Vaulted ceiling with exposed timbers and double glazed "Velux" window. Door giving access to large loft space with potential, subject to necessary KITCHEN/DINER 16'6 x 14'2 (5.03m x 4.32m) Tiled floor. Double consents, to offer further bedroom accommodation. glazed French doors with matching full height sidelights opening out onto the paved patio and stunning aspect over the garden/paddocks to surrounding countryside. Black granite worksurfaces to 2 walls with an BEDROOM 1 11'7 x 11'4 (3.53m x 3.45m) Fitted carpet. Double extensive range of "soft close" shaker inspired base and wall units with glazed window with outstanding attractive rural views. Exposed beams concealed lights. "Belling Classic" multi-function Range with 7 burner to part vaulted ceiling. LPG hob and matching illuminated extractor canopy. Integral "Hotpoint" dishwasher. 1½ bowl inset stainless steel sink. Further BATHROOM 6'6 x 6'6 (1.98m x 1.98m) 2 double glazed "Velux" cupboards with recess for "American style" fridge/freezer. windows. Tiled floor. Exposed beams. 3 piece white suite with shower Downlighters. Matching central island topped with granite. over the bath and folding splash screen. Directional spotlights. Bathroom cabinet. Tiled splashbacking. UTILITY ROOM 9'3 x 9'0 (2.82m x 2.74m) Tiled floor. Double aspect double glazed windows. Plumbing for washing machine. Stainless BEDROOM 2 11'8 x 11'5 (3.56m x 3.48m) Fitted carpet. Exposed steel single drainer sink with cupboards below. Cloak hooks. Access beams to vaulted ceiling. Double glazed widow to front.

Viewing arrangements through: Bond Oxborough Phillips Albion House, 4 High Street, Holsworthy, Devon EX22 6EL

T 01409 254238 F 01409 254910 E [email protected].. OUTSIDE Timber 6 bar gates open onto an extensive ornamental shingle/concrete drive gives access to the rear garden, stables and shingle drive flanked by well stocked shrub beds. This leads through to paddock. The good sized rear lawn has paved paths a raised pine the front of the house where there is ample parking/turning space for deck perfectly placed to take full advantage of the stunning outlook. numerous vehicles, trailers, horse boxes etc. Well stocked beds. Amenity area with LPG point and rotary clothes line. From the lawn, steps lead down to a lower terrace with a kitchen WORKSHOP Mainly block built and currently divided into 3. garden and raised beds. A stone lane continues down to the paddocks and also gives access to the: WORKSHOP 18'4 x 18'0 (5.59m x 5.49m) Sliding door. Window to front. Light and power connected. Concrete floor. OUTDOOR SCHOOL This is 40m x 20m and quality built with "Padstow" sand and "Springride" topping complete with floodlighting, ADJOINING STORE 18'0 x 12'0 (5.49m x 3.66m) Twin doors and mirrors and power. window to front. Light connected. There is a useful "turnout" area with bark laid over hardstanding. The TACK ROOM 18'0 x 7'0 (5.49m x 2.13m) Concrete floor. Light and gently sloping land is bordered by tree topped hedges and currently power connected. Stable door to side. divided into 3 paddocks with electric fencing. Between the formal gardens and paddocks is a small grass area with fruit trees. To the rear of this outbuilding is a: SERVICES Mains water and electricity. Private drainage. USEFUL GARDEN STORE 10'0 x 9'0 (3.05m x 2.74m) Stable door. COUNCIL BAND Band 'D' (please note this council band may be Beside this outbuilding, a timber fence with a 5 bar gate and subject to reassessment).

WE'LL HELP YOU FIND THE RIGHT MORTGAGE

With such a bewildering choice of mortgages - how can you be sure which one is best for you? Well, at least with us you can be sure of one thing - unbiased, informed, personal advice on the ideal mortgage to suit you. For independent mortgage advice you can count on - talk to us; Morris Shapland Financial Services Ltd Contact the office on 01409 254238 to book a FREE mortgage consultation.

Remember, having your finances arranged, in principle, prior to offering on a property might put you in a stronger negotiating position should you be competing with other purchasers for the same property. FLOORPLAN (not to scale)

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Offices in: Barnstaple: 01271 371234 Bideford: 01237 479999 Bude: 01288 355066 Hatherleigh: 01837 810705 Holsworthy: 01409 254238 : 01271 866699 Torrington: 01805 624426 Wadebridge: 01208 814055 . . .

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. LAND PLAN (not to scale - for identification purposes only. Vendors solicitors will confirm precise boundaries) .

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Bond Oxborough Phillips Albion House, 4 High Street, Holsworthy, Devon EX22 6EL

T 01409 254238 F 01409 254910 E [email protected]..

National Association of Estate Agents