Timberscombe, Minehead, Somerset, TA24

An attractive pair of detached traditional cottages enjoying an outstanding southerly facing rural position in the Exmoor National Park with an adaptable range of outbuildings, productive pasture, woodland and amenity land.

The property extends in total to about 27.82 Acres and is offered for sale by private treaty either as a whole or in up to 3 lots as follows:-

Lot 1: East Harwood Cottage, Stables and Grounds extending to about 4.31 Acres - Guide Price £395,000

Lot 2: Pero Cottage, Outbuildings, Pasture and Woodland extending to about 10.79 Acres - Guide Price £425,000

Lot 3: Amenity Woodland extending to about 12.72 Acres - Guide Price £80,000

The sale of East Harwood and Pero cottages provides prospective purchasers an extremely rare opportunity to acquire an outstanding and versatile rural property package, affording an eclectic mix of residential, agricultural, equestrian and amenity appeal. East Harwood Cottage is believed to have been in the current vendor’s family for over 65 years, with Pero purchased in the 1970’s. Set in beautiful Somerset countryside, they comprise two detached cottages of traditional stone, slate and rendered construction affording well proportioned two and three bedroomed accommodation. Despite both now requiring renovation and refurbishment, the cottages afford the potential to create two charming country homes.
The cottages benefit from a range of adaptable outbuildings and are well positioned within an attractive block of agricultural and amenity land, principally contained within a ring fence and comprising sloping pasture together with an attractive parcel of similarly sloping mixed deciduous woodland and scrub. The land enjoys a primarily south easterly aspect and may be well suited to a variety of agricultural, equestrian, conservation or other amenity uses. In total, the property extends to about 27.82 Acres and is offered for sale as a whole or in up to three lots.
Lot 1 - East Harwood Cottage, Stables & Grounds extending to about 4.31 Acres

East Harwood Cottage
The cottage is entered at ground floor level via an entrance porch, with a small utility room off and a further adjoining bin/recycling store. A stable door leads into an open plan kitchen/dining room enjoying a double aspect with tiled and flagstone flooring. The kitchen area contains an underset glazed sink with a slate double drainer surround, whilst the dining area has a fireplace style recess with a beam over and original bread oven. Please Note:- The Aga stove is not included in the freehold sale. A door leads through into an inner hall with stairs rising to the first floor and an under stairs cupboard. A large double aspect living room enjoys lovely views across the valley and contains a further feature fireplace recess in a brick surround, also retaining its original bread oven. On the first floor an initial landing, with a built-in shelved cupboard, opens through into a larger landing with space to potentially create an office or reading area. There are two good sized double bedrooms, a further single bedroom and a family bathroom. The majority of the window openings on the ground and first floors have replacement double glazed units.
Accessed from doors leading in from the front garden, is a lower ground floor comprising four ‘cellar’ style rooms with arched ceilings, the rooms at either end also each having three arched recesses. It is believed that the lower ground floor was once partially open fronted and may have originally been designed to house livestock, although it has in the more recent past been utilised as temporary accommodation. There may be potential to incorporate this part into the main accommodation or for the creation of an annexe, subject to obtaining any necessary planning/building regulation consent.
For approximate accommodation room dimensions and layout please refer to the enclosed floorplan.

Outside
East Harwood Cottage is situated adjacent to the entrance track, with large gardens and grounds to the rear. A level lawned area adjoins the lower ground floor with steps leading down to two further terraced garden areas, containing some raised beds. The domestic oil tank situated adjacent to the property is currently disused. The gardens then open into a large sloping area, formerly a paddock but currently partially overgrown. There is undoubtedly potential to re-establish a pasture area or to extend the gardens, subject to any necessary consent.

The Outbuildings & Land
Situated on the opposite side of the main entrance track is a range of timber and profile steel roofed Stables, approx. 18.4m x 3.6m overall, with a 1.1m overhang to the front. This range has a concrete floor throughout and contains three boxes, a tack room and an open fronted store.
To the rear of the stables is an attractive parcel of sloping deciduous woodland known as Black Cleeve Copse containing a wide variety of native tree species and providing a most attractive wildlife and amenity area.

Lot 2 - Pero Cottage, Outbuildings & Pasture Land extending to about 10.79 Acres
Pero Cottage
The accommodation is entered via a timber and felt roofed entrance porch, with the front door leading into a living room containing a fireplace recess in a stone surround with a beam over and original bread oven. A wood burning stove sits on a raised hearth, with stairs rising to the first floor. The living room opens through into the kitchen/breakfast room area which has a tiled floor and contains a range of fitted base cupboard and drawer units with a work surface over, an inset single drainer sink and a four ring ceramic hob. An oil fired Rayburn Royal stove provides two ovens and two hot plates. Situated to the rear of the kitchen is a utility room with a tiled floor. A door leads into an inner hall with a further door into the bathroom, which Is situated beneath a later lean-to adjoining the rear elevation. A further stone and gi roofed lean-to adjoins the cottage on the west elevation, accessed from outside.
On the first floor a large landing area may provide space for a single bed or the creation of an office area. There are two double bedrooms, one containing a built-in airing cupboard. The accommodation benefits from replacement double glazing and central heating (not tested) which is provided by an external oil fired boiler.
For approximate accommodation room dimensions and layout please refer to the enclosed floorplan.

Outside
The property is initially approached over the main entrance track with a spur off leading down to a car parking area, with steps leading from here down to the cottage. The front garden is partially terraced with a timber decked sitting out area enjoying superb countryside views. The garden is a good size and provides an attractive blank canvas for a green fingered purchaser.
Please Note:- If the two cottages are sold separately, the domestic oil tank serving Pero Cottage will need to be relocated.

The Outbuildings & Land
Situated on the opposite side of the main entrance track is a useful range of adaptable outbuildings comprising a two bay timber pole Storage Barn, approx. 7.6m x 5.6m. Adjoining the barn is a timber and gi range, approx. 12.5m x 11.5m overall, currently used for general storage purposes, but comprising Three Stables with concrete floors, a central Covered Area and a further enclosed Store.
The land associated with this lot comprises an attractive block of sloping pasture enjoying a principally south easterly aspect, with scrub like areas along the southern periphery. The land is bounded to the north by a narrow track known as Harwood Lane and to the south by a council road, with both routes providing gated access. Divided into a number of convenient enclosures in recent years the land has been primarily utilised for the grazing of livestock. Lot 2 is shown shaded blue on the attached identification plan.

Lot 3 - Amenity Woodland extending to about 12.72 Acres
Lying immediately to the north of Lot 2 is an attractive block of land comprising part woodland and part scrub/unimproved pasture providing an interesting and varied wildlife habitat exhibiting an abundance of flora and fauna. The land is moderate and steeply sloping with a south easterly aspect and gated access from the track which forms the southern boundary.
A path around the periphery of the land provides a wonderful circular walk, with superb views enjoyed from the highest points. Situated adjacent to the entrance track is a hard standing area currently used for parking and timber storage, although there may be scope to erect an agricultural/forestry building, subject to obtaining any necessary planning consent. This lot undoubtedly affords considerable conservation and amenity appeal.

General Remarks
Tenure and Possession
Freehold with vacant possession available upon completion. The land is unregistered with the Land Registry and will be subject to a first registration application.

Method of Sale and Lotting
The property will be offered for sale as a whole or in up to 3 lots, although prospective purchasers are invited to discuss alternative lotting arrangements with the Agents.

Services & Outgoings
Lots 1 and 2 benefit from mains water and electricity supplies. Both lots also currently have a private spring water supply which, in the event of these lots being sold separately, will remain with Lot 1. This private water supply also currently serves two neighbouring properties.
Drainage of the cottages is to a private system located in the grounds of Lot 1. In the event of Lots 1 and 2 being sold separately, Lot 2 will be required to disconnect from this arrangement and install its own independent private system. Please note, the existing drainage system may require attention and upgrading and prospective purchasers should carry out their own investigations.
Lot 3 will be sold without any services of any kind.
Local Council Tax on East Harwood Cottage, Band D, and on Pero Cottage Band C, together with the usual service and environmental charges.

Basic Payment Scheme
The Basic Payment Scheme has now ended and the land will be sold without any entitlements or de-linked payments.

Agri-Environment Schemes & Designations
The land is currently entered into a Mid-Tier Stewardship Agreement which commenced on the 1st January 2021 (Agreement No. 1064043). The land will be sold subject to the terms of this agreement and prospective purchasers should satisfy themselves as to the contents and obligations of this agreement and will covenant to farm in accordance with the management prescriptions. Further details are available from the Agents.
The land lies within a Less Favoured Area being classified as Severely Disadvantaged.

Hunting Rights
The hunting rights across the land have been vested in the Badgworthy Land Company and are therefore excluded from the freehold sale.

Fencing Obligation
In the event of Lot 1 and Lot 2 being sold separately, the purchaser of Lot 1 will be required, within two months of the completion date, to erect and maintain a boundary along any unfenced parts between points C and D shown on the identification plan. Furthermore, the purchaser of Lot 2 will be similarly required, within two months of the completion date, to erect and maintain a fenced boundary between points A and B shown on the identification plan.
Rights of Way, Easements, Wayleaves, Etc.
In the event of the property being sold in lots, the purchasers of Lots 2 and 3 will be granted a right of way over the initial part of the main entrance track to access their respective properties.
A public footpath passes along a short section of the entrance track before crossing part of Lot 1.
The property is offered and as far as required by the Vendors will be conveyed subject to all other rights of way, easements, wayleaves, privileges and advantages, either public or private, whether specifically referred to in these particulars of sale or not.

Agents Note
We are informed that there is a small area of Japanese Knotweed present on Lot 2. Prospective purchasers must make their own enquiries and satisfy themselves regarding this matter.

Fixtures and Fittings
The Aga stove in East Harwood Cottage is excluded from the freehold sale and will be removed prior to the completion of the sale.
All other fixtures and fittings, unless specifically referred to within these sale particulars, are otherwise expressly excluded from the sale.

Important Notice
All persons wishing to view the property do so entirely at their own risk. Neither the Vendors or their Agents will be held liable for any damage or injury that may occur when interested parties are visiting the property.

Measurements and Other Information
All measurements are approximate. Any field numbers and areas shown on the identification plan are based on the Ordnance Survey and are for identification purposes only. They do not necessarily correspond either with the National Grid plan numbers or with those produced on the Rural Land Register.
Whilst we endeavour to make our sales particulars as accurate and reliable as possible, if there are any point which is of particular importance to you please contact the office, especially if you are contemplating travelling some distance to view the property. We have not tested any of the equipment, appliances, central heating or services.
Ref: STM220216

The cottages occupy a delightful rural position within the stunning and unspoilt countryside of the Exmoor National Park, initially accessed over a quiet no-through road known as Harwood Lane, with a private track leading to the cottages. Tucked into the hillside the cottages enjoy superb views over the picturesque valley of the River Avill, which gently winds its way from Wheddon Cross down to the charming medieval village of Dunster. The property is ideally situated to take full advantage of both the Exmoor National Park, which is widely regarded as some of the most attractive countryside in the county and the spectacular north Somerset/Devon coast.
The nearby sought after village of Timberscombe nestles in the valley of the river Avill and is an ideal base to make the most of the many delightful walks and nearby beauty spots and, as would be expected of this location, there is a comprehensive range of country and sporting activities.  The village enjoys a church, public house, village shop/post office, first school and recreation ground, whilst a useful range of everyday services can be found in the nearby larger medieval village of Dunster. The property enjoys convenient access to the surrounding districts with the A396 affording an easy link to the West Somerset regional centre of Minehead, with its extensive range of shopping, educational and recreational facilities. Taunton, the county town, is a pleasant drive away and provides excellent communication links to the rest of the country with main line rail connections (London Paddington) and the M5 motorway (Junction 25). International airports are available at Exeter and Bristol.