Sampford Spiney, Yelverton

Brook Croft is a detached property in a rural setting at Sampford Spiney in the Dartmoor National Park. The property was previously used as the Womens Institute hall for Horrabridge before being converted and extended, with the current owners having made some incredible improvements to the gardens and even opening them up to the public to raise money for charity. 

You enter via double gates to a covered veranda into a vestibule, then through to the main hallway which is L-shaped. The sitting room is to the right and is a great size room with a woodburner and double aspect windows allowing plenty of light. Next is the kitchen/diner/family room which is big enough for a lounge area and a dining table and has fitted units with a range cooker. A doorway leads out into a spacious conservatory overlooking the garden with a further door leading into a utility room then into a library/bedroom four. There is also a staircase here which leads up to bedroom three and a shower room, so this area could be used as an annex, as it has its own entrance as well. Back in the main part of the house there are two double bedrooms, both with a good amount of fitted storage and a large family bathroom with a four piece suite. What was the garage, has been converted into a gym/office and this also has a staircase leading up to a first floor lobby for more storage.

As mentioned previously the gardens are nothing short of spectacular, with a rich array of interesting plants, trees and shrubs. There are numerous areas to explore via a collection of paths including a formal garden, a shade garden with nature pond and veranda, fruit cage and seating area with summerhouse. Tucked away in the corner is an artists studio with a tool shed with various other sheds for storage. The front garden also has a lovely sheltered seating area with plenty of mature shrubs bordering the gravelled driveway.

Steps up to covered veranda with double glazed door and fixed side screen to:

VESTIBULE
Tiled floor, double glazed sliding door to:

ENTRANCE HALL
L shaped with coved ceiling, access to roof space, airing cupboard with pressurised tank and shelving, storage cupboard.

SITTING ROOM
5.429m x 4.008m (17'9" x 13'1")
Double aspect room with three double glazed windows to front, double glazed window to side, coved ceiling, two radiators, corner woodburner set on slate hearth.

BEDROOM ONE
3.361m x 3.101m (11'0" x 10'2")
Two double glazed windows to rear, coved ceiling, two double built in wardrobes along one wall, radiator.

BEDROOM TWO
3.310m max x 3.225m (10'10" x 10'6")
Two double glazed windows to front, coved ceiling, built in double wardrobe, radiator, electric panel heater.

BATHROOM
White suite comprising, panelled bath with side mounted mixer tap and hand held shower, separate shower cubicle with electric shower, glazed door, low flush w.c, pedestal wash hand basin, ladder style radiator, shaver point, part tiled walls, double glazed window to front, electric fan heater.

KITCHEN/DINING/FAMILY ROOM
8.581m x 3.103m (28'1" x 10'2")
Kitchen area with a range of base units and drawers under square edge work surfaces, matching wall cupboards, tiled surrounds, integrated fridge, electric leisure range cooker, plumbing for dishwasher, inset one and a half bowl stainless steel sink unit with single drainer and mixer tap, inset ceiling lighting, double glazed window to side, the dining/family area has radiator, double glazed window to rear, door to rear lobby, door to:

CONSERVATORY
5.631m x 3.089m (18'5" x 10'1")
Pvcu double glazed with polycarbonate roof, electric panel heater, double glazed door to garden.

REAR LOBBY
Stairs to first floor, radiator, steps down to:

UTILITY
3.258m x 2.220m (10'8" x 7'3")
Fitted base units under roll edge work surfaces, wall cupboards, stainless steel sink unit with single drainer and mixer tap, plumbing for washing machine, double glazed window to side, part double glazed door to porch with door to side.

BEDROOM 4/LIBRARY
4.168m x 2.990m (13'8" x 9'9")
Double aspect room with single glazed windows to both sides, radiator.

FIRST FLOOR

BEDROOM THREE
3.388m x 3.536m max (11'1" x 11'7")
Double glazed window to rear, recess wardrobes, radiator, access to roof void.

SHOWER ROOM
White suite comprising shower enclosure with double shower, glazed screen and door, electric shower, low flush w.c, pedestal wash hand basin, eaves storage cupboard, ladder style radiator, double glazed window to front, extractor fan.

OFFICE
3.330m x 2.347m (10'11" x 7'8")
Attached to the side of the property is the former garage now used as an office.

Front office, double glazed door to front with fixed side window and blind, door to;

REAR OFFICE
3.424m x 2.363m (11'2" x 7'9") including stairs
Double glazed window to rear, radiator, door to rear, stairs to:

STORE
2.433m x 3.258m max (7'11" x 10'8")
Ideal area for storage.

EXTERNAL
The property is approached via wrought iron gates giving access to a gravel driveway with parking for three cars. A gravel path leads to the front and also a hidden garden area surrounded by an array of mature shrubs and bushes and giving access to the office. The rear gardens are a gardeners dream with borders stocked with a variety of planting giving lots to look at, leading to a lawn and hidden seating areas. At the top is a summerhouse with a patio and fruit cage, with a studio and tool shed in the other corner. There is a nature pond with stepping stone path and a covered seating area, with a path leading down the side of the house to a greenhouse and several sheds. There is 4500 litres of rainwater storage with a pumped network to the garden for watering. 

SERVICES
Mains electric, water, oil central heating and private drainage.

OUTGOINGS
We understand the property is in band 'D' for council tax purposes by internet enquiry with West Devon Borough Council.

VIEWING
By appointment with Kirby Estate Agents on .

MOBILE AND BROADBAND COVERAGE
To check broadband and mobile phone coverage please visit Ofcom here:

ofcom.org.uk/phones-telecoms-and-internet/advice-for-consumers/advice/ofcom-checker

FLOOR PLAN DISCLAIMER
These plans are set out as a guideline only and should not be relied upon as a representation of fact. They are intended for information purposes only and are not to scale.

TENURE
Freehold.          

PLEASE NOTE
We may refer buyers and sellers through our panel of Conveyancers. It is your decision whether you choose to use their services. Should you decide to use their services you should know that we would receive a referral fee of £150 from them for recommending you. As we provide them with a regular supply of work you benefit from a competitive price.

We also refer buyers and sellers to our Financial Advisers. It is your decision whether you choose to use their services. Should you decide to use any of their services you should be aware that we would receive a average referral fee of £200 from them for recommending you.

You are not under any obligation to use the services of any of the recommended providers, though should you accept our recommendation the provider is expected to pay us the corresponding referral fee.

Prior to a sale being agreed and solicitors instructed, prospective purchasers will be required to produce identification documents to comply with Money Laundering regulations.

MONEY LAUNDERING
Before any sale is formally agreed, we have a legal obligation under the Money Laundering regulations and Terrorist Financing Act 2017 to obtain proof of your identity and of your address, take copies and retain on file for five years and will only be used for this purpose.

We carry out this through a secure platform to protect your data. Each purchaser will be required to pay £15 upon an offer verbally being agreed to carry out these checks prior to the property being advertised as sale agreed.

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