Phillips Smith & Dunn Estate, Lettings and Land Agents • Auctioneers • Valuers • Surveyors

THATCH COTTAGE, GUINEAFORD, MARWOOD, BARNSTAPLE, DEVON, THATCH COTTAGE, GUINEAFORD, MARWOOD, BARNSTAPLE, DEVON, EX31 4EA

Barnstaple 4 miles. Braunton 4 miles. Saunton Golf Course/Coast 6 miles.

AN ATTACHED GRADE II LISTED 3 BED COTTAGE OF EXCEPTIONAL CHARM AND CHARACTER, MOST SPACIOUS, PARTIALLY RENOVATED BUT REQUIRING FURTHER WORK, WITH PRIVATE GARDEN AREA AND SET WITHIN THE CONSERVATION AREA OF THIS POPULAR RURAL HAMLET. AUCTION 4TH MARCH 2016, UNLESS SOLD, BARNSTAPLE HOTEL, BARNSTAPLE AT 15.00 HRS.

VIEWING SERVICES fridge and electric cooker with cooker panel. By appointment through Phillips Smith & Dunn Mains water, electricity and drainage. Electric central Barnstaple office 01271 327878. Out of office hours heating to radiators. telephone Mr Michael Challacombe on 07970 445204. DESCRIPTION From the dining room a flight of three steps rises to the SITUATION The property, formerly two separate 2 bedroomed SITTING ROOM The property is set as one of three individual properties, cottages was part of a terrace of three and is 20' x 10'4 (6.10m x 3.15m) all cottages of considerable charm and character, traditionally constructed, stone and cob rendered, the Tiled floor, double aspect, exposed ceiling joists, two accessed off a pedestrian path with each property larger section being under a thatched roof and the panel radiators, door to outside, wall light points, having its own private sheltered garden areas. The smaller section under a slate roof. The property has for chimney breast and feature walling with wood burning hamlets of Guineaford and Prixford, which are both many years been used as a holiday cottage and during stove and shelf, door to under stairs storage cupboard. conservation areas, provide a number of attractive that process has been the subject of some individual character properties with some modern refurbishment and improvement, there is still additional UTILITY ROOM development to the edges. The property is set about 4 work to be done. The property is a home of immense 10'10 x 5'11 (3.30m x 1.80m) miles to the north of Barnstaple, the ancient borough charm and character, exposed beams, open fire places, Recently installed Ariston central heating boiler. and administrative centre for North Devon which stone feature walling and provides a comfortable family provides a comprehensive range of both business and home with the benefit of central heating. The leisure facilities including the Green Lanes Shopping accommodation on two floors with approximate room From the sitting room a set of enclosed stairs rise to the Centre, out of town superstores, live theatre and sizes comprises as follows: FIRST FLOOR LANDING recently opened Tarka Tennis Centre. The North Devon Serving all rooms coastline with its many miles of sandy beaches and dramatic coastline at Instow, Saunton Sands, Entrance door to BEDROOM 2 Putsborough and Woolacombe offers a wide range of 12'8 x 10'6 (3.86m x 3.20m) associated facilities, golfing, swimming, sailing and DINING ROOM Partially exposed A framed roof trusses, double aspect, surfing and are all within some 6 to 8 miles west of the 13'3 x 12' (4.04m x 3.66m) the south over looking the garden, wide boarded floor, property whilst the open heather moorlands of Exmoor Slate tiled floor, exposed timber beams and ceiling panelled radiator, wall light points. offering stunning walking country are approximately 10 joists, open fire place with bread oven and inset miles to the east. Barnstaple is set on A361/North Rayburn Royale oil fired cook and heat, wall light points, BEDROOM 3 Devon Link Road which provides much improved panelled radiator. Opening through to 12'4 x 9'8 (3.76m x 2.95m) communication to and from the North Devon area South facing over looking the garden, small Victorian fire KITCHEN place, wide timber floor boards, panel radiator. connecting directly as it does through to junction 27 on 12'2 x 8'9 (3.71m x 2.67m) the M5 motorway to the east side of Tiverton where Exposed beam and ceiling joists, fitted worktops to three BATHROOM there is also the Parkway Railway Station from where elevations with a variety of drawers and cupboards 8'2 x 6'11 (2.49m x 2.11m) journeys to London (Paddington) are approximately 2 under and incorporating a single drainer stainless steel Velux roof light, corner shower cubicle with Mira shower miles distance. sink unit with mixer tap, exposed stone feature walling, fitment, handbasin set in vanity worktop, low level close Space and plumbing for washing machine, space for coupled WC, chrome towel rail. BEDROOM 1 they are in working order. The Buyer is advised to obtain 11'8 x 14'6 max (3.56m x 4.42m max) verification from their Solicitor or Surveyor. Exposed ceiling joists to part, south facing window over looking the garden, panel radiator, storage recess and off the main bedroom area a DRESSING AREA to one end of which is a built in wardrobe cupboard with storage locker. EN SUITE BATHROOM 7'6 x 6'9 (2.29m x 2.06m) Panelled bath, low level close coupled WC, pedestal hand basin, mirror over, panelled radiator. OUTSIDE Immediately adjoining the end of the house is a small yard area ideal for bin/cycle storage. There is no garden to the rear of the property and externally the property is approached from the front over a path that it shares with its two neighbours. Across the path and up a short flight of steps is the fully enclosed lawned garden area with a number of mature shrubs and trees to the boundary and in the north east corner a paved patio area with small storage bin and picnic table. DISCLAIMER Phillips Smith & Dunn have not tested any apparatus, equipment, fitting or services and so cannot verify that they are in working order. The Buyer is advised to obtain verification from their Solicitor or Surveyor. LOCAL AUTHORITIES North Devon Council, Civic Centre, Barnstaple. Telephone (01271) 327711. Devon County Council, County Hall, Exeter EX2 4QD. Telephone (01392 382000). Water - South West Water, Peninsular House, Rydon Lane, Exeter EX2 7HR. Telephone (01392 446688). Electricity - Western Power, Osprey Road, Exeter EX2 7HZ. Telephone (01392 444111). DISCLAIMER Phillips Smith & Dunn have not tested any apparatus, equipment, fitting or services and so cannot verify that

PRICE: For auction Guide Price £170,000 to £185,000 Alliance House, Cross Street, Barnstaple, Devon, EX31 1BA Telephone: 01271 327878/327919 Fax 01271 328288 E-mail: [email protected] Website: www.phillipsland.com Also at Bideford 01237 423007 and Braunton 01271 814114 These particulars are believed to be correct but their accuracy is not guaranteed. They do not form part of any contract