HOLSWORTHY | Guide price £575,000 | 4 bedroom Detached  

An immaculately presented period property sitting in over 8 acres
Tastefully decorated accommodation including four bedrooms and two reception rooms
South facing with superb views
Versatile range of outbuildings including stabling and loose boxes
Energy Efficiency Rating E


Situation
Located only a three minute drive from the thriving market town of Holsworthy which has an excellent range of amenities including a Waitrose supermarket, banks, leisure centre, primary and secondary schools. The A30 dual carriageway and the former market town of Okehampton is about 20 miles distant and the M5 motorway can be found just beyond the cathedral city of Exeter, which is approximately 45 miles to the east. The dramatic Dartmoor National Park provides superb walking and riding opportunities, whilst the north Cornish and Devon coasts are both within an easy driving distance.


Description
Knapps Farm has been tastefully and sympathetically decorated by the current owners and retains much of its original charm and character including picture rails, original fireplaces and flooring. The well appointed accommodation benefits from oil fired central heating, with radiators throughout and the windows together with the conservatory are double glazed. Outside the grounds offer a lovely mixture of lawns and mature borders with a sweeping tree lined entrance drive. There is a range of outbuildings which include loose boxes, a hay/store barn and pasture paddocks, in all extending to some 8.28 acres. The property also benefits from excellent access to the ‘Ruby Way’ cycle track and bridleway.


Knapps Farmhouse
The accommodation comprises

Half glazed front entrance door leads to the Front Hall with original and attractive tiled floor, coat hanging area, stairs to first floor and doors to rear hall, sitting room and

Dining Room :: 13’ 10’’ x 11’ 11’’  (4.24m x 3.65m) With a bay window overlooking the garden, open fireplace and wooden floor.

Sitting Room :: 24’  x 11’ 10’’ maximum (7.32m x 3.61m) With a large bay window to the front overlooking the garden. Brick fireplace with inset woodburner and door through to hall. The rear of the room incorporates the original dairy and retains two original slate shelves, three further windows and a door to

Rear Hall with tiled floor, window, under stairs storage cupboard and doors to front hall and

Kitchen/Breakfast Room :: 13’ 10’’  x 11’ 10’’  (4.24m x 3.63m) Fitted with a range of wall and base units, tiled work surface over and inset 1½ bowl sink unit with plate rack over and tongue and groove splash backs.  Integral fridge, built in electric oven and ceramic hob with extractor fan over. Oil fired Rayburn (cooking and hot water) set in brick former fireplace. Adjacent full height cupboard housing hot water tank and immersion heater. Tiled floor, window to rear and half glazed door to conservatory and door to

Utility :: 11’ 1’’  x 11’ 3’’  (3.39m x 3.44m) With wall and base units, work top over and stainless steel sink unit and drainer. Plumbing for washing machine and dishwasher. Tiled floor, coat hanging area and oil fired boiler. Door and window to rear

Conservatory :: 14’ 1’’  x 11’ 3’’  (4.31m x 3.43m) Double doors to garden, tiled floor and ceiling fan.

From the front hall, stairs rise to the first floor with a striking stained glass window on the half landing.

Landing :: Doors to bedrooms, bathroom, toilet and linen cupboard.

Bedroom 1 :: 13’ 11’’  x 11’ 11’’  (4.255m x 3.65m) Super views over the gardens to countryside beyond and Original cast iron fireplace.

Bathroom :: Opaque window, freestanding slipper bath, pedestal wash hand basin and WC. Wood effect floor and heated towel rail.

Bedroom 2 :: 12’ 0’’  x 11’ 6’’  (3.662m x 3.51m) Again with lovely views and cast iron fireplace.

Bedroom 3 :: 11’ 10’’  x 10’ 9’’  (3.62m x 3.28m) Double aspect with cast iron fireplace.

Separate WC with toilet and wash hand basin.

Bedroom 4 :: 11’ 11’’  x 8’ 5’’  (3.65m x 2.57m) Window, cast iron fireplace and built in double shower.


The Grounds
The property is approached from the main road, over a cattle grid onto a sweeping tree lined drive which leads in turn to a parking area at the front and side of the property. The gardens lie to the front and side of the property, are mainly laid to lawn and enclosed within mature shrub and tree borders with some post and rail fencing. Adjacent to the conservatory is a private timber deck sun terrace. There is a further parking area at the rear of the farmhouse, where an outside WC can be found, and access to a pedestrian gate, oil tank and hand gate leading to a paddock by the entrance drive.


Outbuildings
Conveniently located a short distance from the property and comprising a  versatile and adaptable range of outbuildings with concrete yards, water and electricity connected.

Stabling :: 31’ 8’’  x 12’ 3’’  (9.65m x 3.73m) Timber construction under a box profile roof with three loose boxes.

Hay Barn :: 30’  x 20’  (9.14m x 6.1m) Open fronted with concrete uprights under a
corrugated sheet roof and elevations.

Outhouse :: Divided in two, used for storage/tack room.

Barn ::  38’ 6’’  x 17’  (11.73m x 5.18m) Timber construction under a profile sheet roof. Concrete floor and divided in four with a loft over. Currently used as a workshop, woodshed and loose boxes. Lean-to

Outbuilding :: 26’  x 17’ 8’’  (7.92m x 5.38m) Concrete block walls with a corrugated sheet roof.


The Land
Extending to some 8.28 acres in total, this productive run of pasture land can be found immediately adjoining and surrounding the property. It may be accessed from the buildings or entrance drive and is divided into useful sized enclosures which are mainly level or gently sloping and enclosed within natural hedge banks with some excellent post and rail fencing. A former vegetable garden can be found on the western boundary together with a redundant stone barn. The land also adjoins the ‘Ruby Way’ cycle track and bridle way, offering a great opportunity to the cycle/horse riding enthusiast.


Other Information
Tenure :: The property is freehold with vacant possession upon completion.

Single Farm Payment :: Single Farm Payment entitlements have been established over the land. Entitlements equal to the area of land being sold will be transferred to the purchaser. The vendor will undertake to lodge any such documents with the Rural Payments Agency (RPA) to allow the transfer of entitlements subject to RPA guidelines.

Services :: Mains electricity, mains water supply, private drainage.

Local Authority & Council Tax :: Torridge District Council, Bideford. Band E.

Viewings & Contact Information :: Strictly by appointment only. Please telephone us on 01409 253888 or 259547. We are open from 9am to 5pm Monday to Friday and 9am to 4pm Saturdays. Our address: Stanhope House, Holsworthy, EX22 6DT.  Our web address: www.kivells.com