Reeds Farm Offers in Excess Of ~ £250,000 Beaford, Winkleigh, Devon EX19 8LR • Cob & Thatched House • Many Original Period Features • Versatile Accommodation • Suit Dual Family Occupancy SITUATION The rural Devonshire village of Beaford is roof with a more recent two storey block built addition to situated on the A3124 Winkleigh to Torrington Road and the rear under a flat roof, encompassing the 2nd offers some local facilities including a primary school, a Kitchen/Utility Room, a Bedroom and a Bathroom. Although garage and a public house, whilst the nearby villages of currently lived in as one house Reeds Farm was formerly Dolton and Winkleigh both offer a wider range of facilities two cottages and could easily be turned back into two and amenities including local shops, butchers, Post Office, properties to accommodate dual family occupancy if doctors surgery, veterinary practice, Churches, two public required as it benefits from two independent entrances and houses, a mobile bank and library, and primary schools. two staircases. Internally the accommodation is arranged Torrington lies approximately five miles to the east and over two floors and the main cottage briefly comprises an offers a more comprehensive range of facilities including Entrance Hall, Sitting Room, an Inner Hall, a Dining Room, supermarkets, accountants, solicitors, a swimming pool, a Kitchen, Stairs and Landing, Three Bedrooms and a 'The Plough Arts Centre' and Dartington Crystal glass Bathroom, whilst the adjoining cottage comprises an factory. Barnstaple, North Devon's regional centre is just Entrance Hall, a Sitting Room, Stairs and Landing, a Master over twenty minutes drive, and with the Cathedral and Bedroom with En-suite Shower Room and a Second University city of Exeter to the south, both offer the wide Bedroom. There is currently an interconnecting door from range of shopping, amenities and facilities one would the Kitchen into the Utility Room and the landing could be expect from the county's principal town and city. Tiverton, opened up easily to create one complete house depending the M5 motorway at Junction 27 and Tiverton Parkway on the potential purchasers requirements. Reeds Farm station, which provides a fast Intercity rail link to London benefits from all the character and charm one would expect Paddington, are approximately one hour's drive, and there from a property of this style and period including two is also an international airport at Exeter. original stone fireplaces housing cast iron wood burners with inset heavy beams over, an original oak screen in the There are excellent recreational and sporting facilities in the Sitting Room as well as traditional beamed ceilings area with further Leisure Centres at Crediton, Okehampton, throughout, whilst modern additions include electric night Chittlehamholt, Chulmleigh and Barnstaple, further tennis storage heaters. Outside and to the rear of the house there courts and clubs including the 'Tarka' centre with indoor is a Courtyard, over which the neighbouring property has a courts at Barnstaple, local rugby, football and cricket clubs, pedestrian right of way, giving access to two traditional two world famous fishing in the rivers Taw and Torridge, storey stone Barns/Workshops which could be utilised in a additional nearby golf courses at Libbaton, Chittlehamholt, variety of ways subject to necessary planning permissions Chulmleigh and Down St Mary, excellent walking and riding and building regulations. Beyond the courtyard a wrought in all directions, racecourses at Haldon Exeter and Newton iron pedestrian gate gives access to the enclosed Garden, Abbot, and sailing and watersports on North Devon's scenic which is of a good size and mainly laid to lawn, creating a and rugged coastline, being approximately three-quarter of really super feature. an hour's drive. ENTRANCE From the front path a wooden front door opens DESCRIPTION Reeds Farm is a substantial Grade II Listed into an house situated on the outskirts of Beaford on the A3124 accessible for Torrington and North Devon. The property is ENTRANCE HALL With original door to the Sitting Room, of traditional cob and thatch construction under a thatch stairs leading to the First Floor Landing and electric meters and fuse boxes to one side. The Entrance Hall also benefits the front, exposed lintel over. from an oak screen and a stained oak board floor. BEDROOM 4 Another double Bedroom with window to the SITTING ROOM A good sized room with window to the rear overlooking the courtyard. front with exposed lintel over and stained wood sill. At one end is the original exposed stone fireplace with stone BEDROOM 5/STUDY A small single L-shaped Bedroom hearth housing a cast iron wood burner with inset heavy with window to the front. In one corner is a built in beam over and range of display shelving to one side. On wardrobe with fitted shelving. the opposite side of the fireplace is a traditional oak screen with a wall mounted electric heater. The Sitting Room also BATHROOM in need of renovation with partially tiled walls, benefits from a stained oak board floor and an original strip windows to the side and rear and matching champagne pine door and step down into an coloured suite comprising a panel bath with 'Mira 915' mixer shower over; low level WC; and a pedestal wash INNER HALL with original brick floor and doors and steps hand basin. to the Dining Room and Kitchen. On one side is the under stairs storage cupboard, whilst on the opposite side an ENTRANCE HALL (COTTAGE) Returning to the outside internal window looks into the Kitchen with deep display front a wooden Front Door opens into an Entrance Hall with sill. door to the Sitting Room and stairs leading to the First Floor Landing and further doorway into the Dining Room DINING ROOM with window to the front with exposed (currently blocked off). lintel over and wall light. SITTING/LIVING ROOM with original exposed fireplace KITCHEN with fully tiled walls and a central peninsula to one side with stone hearth and inset heavy beam over breakfast bar set under a wood block work surface fitted with range of display shelving in one corner and display with a Belfast sink with mixer tap and wooden units below. niche to the other. The room also benefits from a window to The wood block work surface continues around under a the front with wide window seat below, exposed stone walls window to the rear overlooking the courtyard to an and electric panel heater. In one corner a door opens into integrated fridge and space an point for a fridge freezer. At one end is a space and point for an LPG gas cooker with KITCHEN/UTILITY ROOM Fitted with a range of matching wooden freestanding butchers blocks on either side. The units along one wall under a roll top work surface including Kitchen also benefits from wall mounted corner cupboards, and incorporating a stainless steel sink unit with mixer tap, a tiled floor and a Back Door leading out to the Courtyard. set below a window to the rear overlooking the courtyard. At one end an original oak door opens into the adjoining At one end is a stainless steel oven whilst at the other the cottage Kitchen. interconnecting door leads into the Kitchen of the other cottage. The Kitchen/ Utility Room also benefits from space STAIRS AND LANDING Returning to the Entrance Hall, and point for a fridge/freezer, hatch to roof space, inset stairs with oak screen to one side lead straight to the First ceiling downlighting, exposed stone walls, further window Floor Landing with doors to the Bedrooms and Bathroom, to the rear and an attractive brick floor. hatch to roof space and electric panel heater. STAIRS AND LANDING Returning to the Entrance Hall, BEDROOM 3 A good sized double Bedroom with window to stairs lead to the First Floor Landing with doors to both Bedrooms. SERVICES Mains electricity, mains water and mains MASTER BEDROOM A good sized double Bedroom with drainage. Telephone connected subject to BT regulations. window to the front and in one corner a built in vanity unit with tiled sill and storage shelf below. In one corner a VIEWINGS Strictly by appointment through the agent. Out doorway opens into an of Hours Please Call 01769 580024 ENSUITE SHOWER ROOM with fully tiled walls and matching suite comprising a walk in shower with drain in the floor and chrome controls; low level WC. The En-Suite also benefits from a chrome ladder towel rail, tiled floor and part sloping ceiling. BEDROOM 2 An 'L' shaped single Bedroom with window to the front, storage shelving and a built in wardrobe on one side. OUTSIDE From the road, a driveway gives access to double wooden gates opening into a Courtyard at the rear of the property and over which the neighbouring house has a pedestrian right of way. On one side is a detached two storey stone and timber barn under a galvanised iron roof comprising a former stable and a log store which could be utilised in a variety of ways (subject to necessary planning permissions and building regulations), whilst on the opposite side a timber decked area creates a lovely summer seating area and a great site for flowerpots and planters. At the other end of the courtyard is a further semi-detached two storey stone and cob barn, formerly a cow shippon, under a galvanised iron roof with scope to create a studio, additional living accommodation or a workshop subject to necessary planning permissions and building regulations. Beyond the courtyard a cast iron pedestrian gate leads under an attractive stone arch into the enclosed Rear Garden which is mainly laid to lawn with timber shed/summerhouse to one side which is bordered on both sides by mature hedging, greenhouse at one end, mainly laid to lawn enjoying views over the adjoining countryside.