Barbrook, Lynton

SALE BY AUCTION- An interesting and unique Grade II listed period home in need of renovation set within large gardens that extend down to the River Lyn. EPC Band F. Council Tax Band D. Freehold.

Method Of Sale - The property is being offered for sale by online Traditional Auction (unless sold prior.) The auction end date is Tuesday 16th September 2025 at 4.30pm.
The Vendor reserves the right to withdraw or alter the property for sale prior to the auction end date. The property can be viewed via our website – on the Auction page.

Description - An interesting and unique Grade II listed period home in need of renovation, set within gardens that extend down to the River Lyn. The accommodation is around 1616 square feet and is set over two storeys, with many original features still remaining. Attached to the property is a garage/workshop which could be incorporated into the house for further accommodation (subject to planning permissions.) To the front of this is off road parking and gated access to the road. Externally, the property sits in around 0.25 acres of mature gardens with direct access to the River Lyn and includes a range of useful outbuildings.

Situation - Ye Olde Cottage stands on an elevated position, above the West Lyn River to the rear and on the level to Barbrook at the front. Barbrook is a small Exmoor village on the outskirts of the town of Lynton and linked to the very pretty harbour village of Lynmouth, not only by road but also the famous water powered cliff railway, and where the East and West Lyn rivers meet to join the sea. The property faces almost south with a view across to woodland running down the wooded valley with the river meandering through. Barbrook offers facilities including general shop/petrol station for everyday needs, whilst Lynton and Lynmouth offer further community facilities including a primary school, all lying within the boundary of Exmoor National Park. The area is rich in leisure pursuits including some fine coastal, river and woodland walks.

Services - Oil central heating
Mains water and electric
Private drainage
Stone construction
Slate roof

Proof Of Identity - Under the Money Laundering Regulations 2017, it is a requirement for Estate Agents to perform due diligence checks on any person that intends to bid at auction. There will be a requirement for all bidders to register via the online sales site and complete the ID checks. There is no charge for registration.

Buyer And Administration Fees - The successful purchaser(s) will be liable to pay the sum of £5,000. From this a buyer’s fee of £2,400. including VAT is retained by Stags/Bamboo as a contribution towards the online platform costs, and £2,600 is payable towards the purchase price. An additional administration fee of £1,200 including VAT will be payable by the successful purchaser immediately after the auction.

Deposit Payment - The seller and buyer agree that the winning bidder may transfer the remainder of the 10% deposit (less the amounts paid online) within 48 hours of the end of this online auction. Clauses 6.1, 6.2 and 7.1 are the holding deposit agreement shall be read as amended to reflect this accordingly. The remainder of the 10% deposit payment is handled by the buyer’s solicitors and must be in their client account no later than 48 hours post exchange. It is essential that you instruct your solicitor in advance of the auction.

Auction Legal Pack - Copies of the legal pack and special conditions of sale are available online to be downloaded via the tab on the online auction property listing page. Prospective purchasers will need to register for the Bamboo online platform in order to download the legal pack. It is the purchaser’s responsibility to make all necessary enquiries prior to the auction. Prospective purchasers are strongly advised to inspect the legal documentation – this will/may contain material information regarding the property - and to consult legal advice prior to bidding.

Tenure And Completion - The property is sold Freehold with vacant possession on completion. 28 working days after the auction or earlier by agreement.

Vendors Solicitor - Wollens, Aperture, Pynes Hill, Rydon Lane, Exeter, Devon, EX2 5AZ.

Special Conditions Of Sale - Particulars, remarks and stipulations contained herein shall be deemed to form part of the special conditions of sale/auction information pack, and in case of any inconsistencies the provisions of the latter shall prevail. Special conditions of sale/auction information pack is available online. It is assumed that the purchaser will have made all necessary enquiries prior to auction.

Definition Of Auction Guide & Reserve - Guide price(s) are an indication of the seller’s expectation. Reserve price(s) are a figure below which the auctioneer cannot sell the lot at auction. We expect the reserve will be set within the guide range of no more than 10% above a single figure guide. Guide prices may change at any time prior to the auction.

Viewings - Viewings are invited by CASH BUYERS ONLY, strictly by appointment with the vendor’s appointed Agents Stags Barnstaple Office on or

Prospective purchasers view the site at their own risk and Stags takes no responsibility for any injury or accident. Prospective purchasers are to exercise due care and attention when viewing.