Magnificent period house, outbuildings, ancillary acommodation and land

Hambush Farm is a beautiful period family house ideally situated close to the centre of Baltonsborough one of Somerset’s most sought-after villages. Acquired in 2012, the house has since been imaginatively restored and extended and now offers fabulous accommodation over two floors. There are two further beautifully restored properties in the grounds, neither of which have direct sight of the main house. In addition there is range of outbuildings that house a large office, a games room, a gym, a party/cider-making room, a machinery barn and a laundry. This is a far more than a house – it is a lifestyle choice that has an established and successfully holiday lettings business which is ready to go, and it would suit a busy family or multi-generational living.

Double gates open to a gravelled driveway with ample parking for several cars. The front door sits beneath a fine oak framed porchway centred in the North East façade of the house. A welcoming reception hall is defined by a magnificent inglenook fireplace with a log burner, the orignnal bread oven and complete with an aged oak lintel perfectly reflecting oak beams that grace the ceiling. Off the hallway is the main staircase to the first floor. Immediately off the hall is a spacious drawing room, again with an inglenook fireplace that looks out over a particularly impressive parquet floor. Double aspect windows and fully glazed doors allow natural light to flood into the room. Also off the hall is a beautiful kitchen, perfectly situated at the heart of the house. Stunning granite worktops sit atop a range of bespoke kitchen units that house a “Samsung” American style fridge freezer, a “Bosch” dishwasher, and a Belfast sink. An electric “Aga” (on an AIMS system) warms the room alongside a wood burning stove set into a chimney breast. An elegant island is illuminated by a trio of lights and doubles as a breakfast bar in the centre of the room. There is space for a wine fridge within the island unit. Underfoot, original flagstones hint at a rich history. Off the kitchen a utility room (also with original flagstones) and a shower room give way to a music room that was originally the cider barn. Double glazed doors open directly to the gardens and a second staircase leads to the first floor.

What sets this house apart is the addition of a stunning contemporary dining room and sitting room that now make up the South façade. With sensational views of the gardens, glazed ceilings which connect the new with the old, underfloor heating and fully glazed doors that open fully and recess into the walls unseen, this is a breath-taking space bringing the outside gardens inside. Doors separate the two rooms but can be opened to offer a fabulous entertainment area that combines perfectly with the external terrace outside. With direct access to the kitchen, drawing room and hall, the atmosphere is one of open plan living where each space flows freely into another.

Stairs from the hall rise to an elegant landing area that runs most of the length of the house. The primary bedroom suite comes with generous fitted wardrobes and a luxuriously appointed bathroom with an extra large limestone shower tray and a chrome heated towel rail. A family bathroom serves four further bedrooms and comes with a stand-alone bathtub and heated towel rail. All the bedrooms are beautifully furnished and enjoy stunning views of the gardens and the countryside beyond. The floored loft runs the entire length of the house.

Outside
This beautiful house sits entirely in its own land that stretches over 4 acres. To the North, pretty lawns with a rose border and a gravelled walkway that culminates at the front door in the shade of an Irish Yew tree. To the south, further well-kept lawns sweep away from the terrace to the near boundary. The landscape is enriched by an aisle of lime trees that draw one’s eye to the boundary ending with a Glastonbury Thorn bush in the middle. A path winds its way through the orchard of various fruit trees and lawns to a swimming pool area that also boosts a hot tub. A pretty copse sits alongside the vineyard planted with pinot noir grapes and is framed by a post and rail fence. There is the facility to keep animals in the fenced area – the previous owner having pigs every season from May to November. The views are stunning from every corner of the gardens. The large area has had a drainage system installed that drains into a large natural pond on the boundary.

Hambush Barn
Discreetly situated in the grounds of the main house is Hambush Barn, a former Dutch Barn and featured on the front cover of “Grand Designs” magazine in the January 2019 issue. It is currently used as a holiday let and generates a significant income throughout the year. Designed in conjunction with local architects Orme, the current owners have created a beautiful and stylish property comprising three double bedrooms and two bathrooms (master en-suite) on the ground floor and a magnificent living room kitchen area perfectly complemented by a comfortable sitting room on the first floor. Of particular note is a stunning balcony accessed from the living area with bi-folding doors and perfectly designed to make the most of beautiful views to the South. The kitchen itself comes with an electric integrated oven, ceramic hob, fridge and dishwasher housed within a generous range of units that sit beneath granite effect work surfaces. The living area is defined by its beautifully arched ceiling clad in timber that marries perfectly with two steel arches. Underfloor heating and a wood burner warms the seating area whilst fully glazed doors open to the balcony. The ground floor is no less impressive where the 3 bedrooms are furnished with stunning oak floors and glorious full height windows and doors that allow natural light to pour in. The master has bi-folding doors to a patio area and a fabulous view of the grounds. The bathrooms are contemporary in style and feature modern sanitaryware and high-end fixtures and fittings. Completing the ground floor is a storage cupboard housing the washing machine, tumble dryer and other essential items. The building is heated with an air source heat pump giving underfloor heating throughout and a hot tub in the garden adds a touch of luxury. The gardens also include an enclosed garden space complete with picnic table. There is plenty of parking in a separate area from the main house.

Hambush Cottage
Originally part of an array of outbuildings, this space has been sympathetically and imaginatively converted into a pretty two-bedroom cottage that features an open plan kitchen, dining/living space and stairs that lead to a mezzanine floor. A-framed original timber beams in the living space rise to the apex of the ceiling giving the cottage a light and airy feel. A wood burning stove looks out over an elegant wood effect flooring that extends to the kitchen area and throughout the ground floor. The kitchen itself is furnished with an integrated electric oven and microwave, a “Zanussi” induction hob, integrated dishwasher, washer/dryer and generous wood effect worktops. Both bedrooms enjoy oak beams that grace the ceilings, and the principal bedroom comes with an en-suite shower room. Completing the accommodation is a bathroom wth shower over the bath and toilet. Outside is parking and a private terrace that also features a hot tub. Like Hambush barn, it is used as a holiday let generating a significant income throughout the year.Both properties are accessed from the road through a separate private gateway from the main farmhouse.

Outbuildings
Hambush Farm comes with a wide range of outbuildings that have been restored beautifully. Alongside the cottage they house a gym, laundry, games room, large office, and party/cider-making room. Where possible, the original character of the buildings has been preserved with ‘A frame’ oak beams for example soaring to the apex of the ceiling. Along with the cottage and the garages (with an electric car charging point), the outbuildings run to almost 3000 sq. ft and offer significant opportunity for a wide range of uses. There is also a large machinery barn which in addition to storage can also be a good party/festival venue! There is current planning to create ancillary accommodation if required.

Situation
Hambush Farm is ideally situated in Baltonsborough, a lively and popular village in the heart of Somerset. Local amenities include a local pub, a village hall, a primary school and the Baltonsborough Village Store. Further shopping can be found in nearby Street (with its famous Outlet stores at Clarks Village), the market town of Somerton, Castle Cary and the historic city of Wells all within a 20-minute drive. Local attractions include the Glastonbury Festival, the Hauser and Wirth Roth Bar and gallery in Bruton, the Kingweston Golf Club and several good local pubs and restaurants. Bath and Bristol are both about an hour’s drive to the North.

Schools
Local independent schools include Millfield School, All Hallows prep school, Hazelgrove the Bruton schools and Wells Cathedral. Maintained schools include Strode College, Crispin School, Brookside Academy, and the Blue School in Wells.

Local transport links are excellent with a mainline railway station in nearby Castle Cary offering direct services to London and the South West. The A37 and A303 offer good road links to London and the M5.

Local Authority - Somerset Council

DirectionsFrom Ham Street turn into Mulcheney Road and the property can be found on the right hand side.Postcode BA6 8QD
What three words: skims.quilt.supplied

Viewing by apppontment only

Material InformationIn compliance with The Consumer Protection from Unfair Trading Regulations 2008 and National Trading Standards Estate and Letting Agency Team’s MaterialInformation in Property Listings Guidance

Part A
•Council Tax Band
Hambush Farm – Band G
Hambush Cottage – Business Rateable Value from 1 April 2023 to present - £2,800
Hambush Barn – Business Rateable Value from 1 April 2023 to present - £2,050
• Asking Price – Offers in excess of £3,000,000
• Tenure – Freehold with no onward chain

Part B
• Property Type
Hambush Farm – Detached house
Hambush Barn – Detached barn conversion
Hambush Cottage – Attached barn conversion
• Property Construction
Hambush Farm – Blue Lias stone with tile roof
Hambush Barn – Steel Fram with timber twin stud walls. Roof – steel structure, timber I beams and pvc coated corrugated steel cladding
Hambush Cottage – Blue Lias stone with tile roof
• Number and Types Of Rooms - See Details and Plan, all measurements being maximum dimensions provided between internal walls
• Electricity Supply – Mains electric. Three phase electric.
• Water Supply – Mains water
• Sewerage – Pumped to the mains.
• Heating:-
Hambush Farm - Oil central heating. Underfloor heating. Electric Aga. Wood burning stove.
Hambush Barn - Underfloor heating to ground and first floor via air source heat pump. Wood burning stove.
Hambush Cottage - Electric boiler supplying heating (shared with office).Wood burning stove.
Cider Barn - Woodburning Stove
Games room/gym/laundry - Electric radiators.
Swimming Pool – Air source heat pump
• Broadband - Please refer to Ofcom website. Vendor has advised that they have broadband connected by ADSL and have two lines. Currently supplied by BT.
• Mobile Signal/Coverage – Please refer to Ofcom website.
• Parking – Ample parking for several vehicles on both access points of the property with an electric car charging point beside the main garage.

Part C• Building Safety – The vendor is not aware of any Building Safety issues. However, we would recommend that the purchaser’s engage the services of a Chartered Surveyor to confirm.
• Restrictions - We’re not aware of any other significant/material restrictions, but we’d recommend you review the Title/deeds of the property with your solicitor.
• Rights and Easements - We’re not aware of any other significant/material restrictions or rights, but we’d recommend you review the Title/deeds of the property with your solicitor.
• Flood – The property has not flooded in the last 5 years
• Coastal Erosion Risk - N/A
• Planning Permission – There are no current planning applications in the immediate vicinity. There is current planning to create ancillary accommodation if required
• Accessibility/ Adaptations - N/A
• Coalfield Or Mining Area - N/A
• Energy Performance Certificate (EPC Rating) - Hambush Farm - E. Hambush Cottage – exempt. Hambush Barn - C
• Other Disclosures - No other Material disclosures have been made by the Vendor.

This Material Information has been compiled in good faith using the resources readily available online and by enquiry of the vendor prior to marketing. However, such information could change after compilation of the data, so Lodestone cannot be held liable for any changes post compilation or any accidental errors or omissions. Furthermore, Lodestone are not legally qualified and conveyancing documents are often complicated, necessitating judgement on our part about which parts are “Material Information” to be disclosed. If any information provided, or other matter relating to the property, is of particular importance to you please do seek verification from a legal adviser before committing to expenditure.

Every care has been taken with the preparation of these details, in accordance with the Consumer Protection from Unfair Trading Regulations 2008, but complete accuracy cannot be guaranteed. If there is any point, which is of particular importance to you, please obtain profession confirmation. Alternatively, we will be pleased to check the information. These details do not constitute a contract or part of a contract. All measurements quote approximate. Photographs are provided for general information and cannot be inferred that any item shown is included in the sale. The fixtures, fittings & appliances have not been tested and therefore no guarantee can be given that they are in working order. No guarantee can be given with regard to planning permissions or fitness for purpose. Energy Performance Certificates are available on request.

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