Orchard House Sandford Orcas, Nr Sherborne, Dorset Orchard House Sandford Orcas Nr Sherborne, Dorset

A well presented property surrounded by an immaculate garden with rural views and located in a sought after village

Reception hall • Drawing room • Dining room • Study Kitchen/breakfast/family room • Utility room

Master bedroom with dressing room and ensuite bathroom Guest bedroom with ensuite shower room 2 Further bedrooms • Family bathroom

Open fronted double garage with adjacent office/workshop Boiler room • Garden store

Attractive garden with parking

Sherborne 3 miles (Waterloo 2¼ hours). Yeovil 6 miles. A303 6½ miles. (Distances and time approximate)

These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on the last page of the brochure. Situation Orchard House is situated in the highly sought after village of Sandford Orcas which forms part of the Queen Thorne parish. The village comprises predominantly period properties and has a popular pub, The Mitre, an active village hall and parish church of St Nicholas.

There are a variety of excellent schools in the neighbourhood E including Hazlegrove at Sparkford, Sherborne Prep School, Sherborne Schools and Millfield at Street. The house falls in the catchment area of Trent primary school and The Gryphon School (secondary) in Sherborne - both popular state schools. t Sherborne, Yeovil, Bath, Exeter and Salisbury. There are a number of bistro pubs and restaurants within the e local area. Courses at Folke (3 miles), Sherborne, Yeovil and Dorchester Orchard House G (Came Down). The property is a detached family house built in 1969/70 alcove with cupboard. Kitchen/breakfast/family room with The Abbey town of Sherborne is about 3 miles and the and constructed of stone elevations under a clay tiled roof a range of fitted wall and base units with oak worktops S regional centre of Yeovil, about 6 miles, both providing with brick chimney. There is part timber clad gable end incorporating 1½ bowl sink with mixer tap. Neff 4 ring extensive shopping and business facilities. The larger cities of with a mature wisteria. Stone pillared and tiled porch by electric induction hob, eye level Neff double oven/grill, Bath, Bristol and Exeter are all about 1 hour’s drive. the front door with a rendered and tiled porch at the back integrated Neff dishwasher and fridge, open to the breakfast door. The property is L-shaped with single and double area and family room. Utility room with wall and base units The A303 is about 6 miles to the north and provides a direct east/west route linking with the M3 to London. storey elements depending on the rise of the land. The and sink, plumbed for washing machine and tumble dryer. M accommodation is immaculately presented and comprises: Study with fitted cupboards and shelving, work surface with There is a mainline rail service from Sherborne to Waterloo lower ground floor reception hall with ornamental fireplace, cupboard below. Master bedroom with fitted wardrobes T taking about 2¼ hours. Castle Cary to Paddington taking understairs cupboard and stairs rising. Guest bedroom and bay window, dressing room with range of fitted about 90 minutes on the fast train. with ensuite shower room. Ground floor: Dining room. cupboards and access to ensuite bathroom with panelled Drawing room with open stone and brick fireplace inset bath and separate shower cubicle. 2 further double Bristol and Exeter Airports are both within 1 hour’s drive offering with Villager woodburning stove on tiled hearth, shelved bedrooms and a family bathroom with separate shower. A connections within the UK, Europe and to other destinations. Approximate Gross Internal Floor Area 242.6 sq m / 2611 sq ft Boiler Room = 4.8 sq m / 52 sq ft Garden and outbuildings Outbuilding = 16.3 sq m / 175 sq ft (Excluding Carport) The property is approached through twin 5 bar half gates from the lane onto a Total = 263.7 sq m / 2838 sq ft tarmac driveway flanked by stone walling and leading down to the garage with additional parking for 2-3 vehicles. There is a further parking space on one side of the driveway. There are raised lawns on each side with well stocked borders and the garden is enclosed by mature hedging. There are a number of trees within this front area including limes and weeping pear. The oil tank is situated near the gate and screened by a willow hurdle. There are excellent views from this area of the garden over pretty countryside to the south and east. The principal area of private garden lies on the west accessed from the house or from the bottom of the driveway. This encompasses a large expanse of lawn, stocked borders, trees and mixed shrubs, well screened by mature hedging for privacy. A low hedge screens the kitchen garden with three raised beds and paved and gravelled paths. An archway in the western hedge gives access to a further section of garden with a bonfire area and compost bins and a number of trees providing excellent screening from the village below. Services Mains water, electricity and drainage. Oil-fired central heating. Council Tax Band: G Fixtures and fittings All those items regarded as tenant’s fixtures and fittings, together with the fitted carpets, curtains and light fittings, are specifically excluded from the sale. Lower Ground Floor However, certain items may be available by separate negotiation. Tenure Freehold. Local Authority West Dorset District Council: 01305 251010 Ground Floor Directions (Postcode DT9 4RY) From Sherborne proceed north west on the B3148 signed to Marston Magna. Reception Continue for approximately 3½ miles and just after passing the county border turn right signed for Sandford Orcas. Proceed for approximately 1½ miles Bedroom into the village, entering through a wooded cutting. At the T-junction turn Bathroom right (signed Sherborne) and take the first left turn signed to Holway. Orchard House is the first house on the right after a short distance. Kitchen/Utility

Viewings Storage All viewings are by appointment with the sole agents Knight Frank LLP. Recreation

This plan is for layout guidance only. Not drawn to scale unless stated. Windows & door openings are approximate. Whilst every care is taken in the preparation of this plan,please check all dimensions, shapes & compass bearings before making any decisions reliant upon them.

Important Notice: 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 01935 812236 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 15 Cheap Street, Sherborne, 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). Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, Dorset DT9 3PU measurements and distances given are approximate only. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean [email protected] 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 KnightFrank.co.uk matters have been properly dealt with and that all information is correct. VAT: The VAT position relating to the property may change without notice. Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names. Photographs: June 2015. Particulars: June 2015. Kingfisher Print and Design. 01803 867087.