Luppitt, Honiton, Devon

THE OLD VICARAGE
The Old Vicarage is an exceptionally handsome country house which sits proudly on the southerly slopes of the Luppitt Valley. It gains spectacular panoramic views over the patchwork fields with the backdrop of Dumpdon Hill and Hartridge. This stunning vista can be enjoyed from all the principal rooms and when walking through the house you are drawn to the large sash windows to admire the uniqueness and beauty of this little known valley in the Blackdown Hills

The property itself dates from the mid-Victorian era and has a particularly attractive front façade with its stone quoined and dressed flintstone elevations under a steeply pitched decorative tiled roof. It has some striking features such as the tall chimney stacks and the stunning verandah which is draped in wisteria and has ornate wrought-iron brackets which provide the perfect frame for the views when standing inside.

The property has been the subject of a very thorough programme of refurbishment recently and the current owners have improved the property immensely, amongst many things have added a boot room between the garage and utility room and updated bathrooms with brand new exceptional quality suites.
The accommodation is superbly presented as it has been recently re-decorated throughout, the rooms are of elegant proportions with many character features and have beautiful large double-glazed sash windows. These are most noticeable in the drawing and dining room bays and have small panes and window seats with storage beneath. On entering the property you are met by the grand entrance hallway with its limestone floor and high ceilings. There are three superb reception rooms, two of which have very impressive stone fireplaces with new wood burners and the study also has beautiful new bespoke shelving and storage.

The kitchen/breakfast room is also worthy of note and this is a stunning, large room which has been extensively fitted with bespoke units under brand new Quartz work tops, along with a new Meile double oven, heated drawer, Quooker instant hot water tap and butlers pantry. It offers the perfect space for entertaining with plenty of room in which to dine, and doors leading into the spectacular garden room with breath-taking views and new quality roof blinds.
To the first floor there are three double-aspect bedrooms, the principal of which is a superb suite with a walk-in wardrobe and a new luxury en-suite bathroom with underfloor heating. There is also a beautifully fitted family bath/shower room. To the second floor there are a further two bedrooms, one with a dressing room, a spacious landing and a bathroom.

GARDENS & GROUNDS
The property stands well back from the village lane and is approached through impressive electric gates and a gravelled driveway which provides parking. This continues around the rear of the house to the substantial garage and workshop building with two electric doors and a new boot room. On the roof of this building are the photovoltaic panels.

Undoubtedly one of the main features of The Old Vicarage is its stunning setting and the landscaped gardens and grounds have been designed in a way to take full advantage of the glorious views. Adjacent to the house is a large paved terrace with profusely stocked beds which are currently a mass of colour. Steps lead to down to the lawned gardens which are set out on several levels with flintstone walls and beautifully planted borders. At the bottom of the garden is summerhouse, behind which is an implement store, walk-in fruit cage and composting area.
To the west of the house is a sheltered kitchen garden with raised beds, greenhouse and log store. To the east and beside the driveway is a level lawn and a more natural area of garden which is planted with a variety of fruit trees.

SITUATION
The Old Vicarage is situated in a splendid country location within the small village of Luppitt, which in turn is located in the Blackdown Hills Area of Outstanding Natural Beauty. The village of Luppitt nestles amongst some of Devon’s finest rolling countryside and the property itself is also only a stones throw from Luppitt Common, a private landholding of some 200 acres and a Site of Special Scientific Interest. The village serves a small rural community and has the ancient Church of St Marys and village hall. The Old Vicarage sits in an elevated position, thus taking full advantage of the spectacular uninterrupted country views and there is excellent access for walking, riding and other country pursuits in the area.
Honiton lies about 6 miles away and is well-known as an antique and book centre, as well as having most of the usual multiples such as Smiths, Boots, Tesco and a variety of independent shops, restaurants, schools, sports centre/swimming pool, Golf Club and main line rail link to London Waterloo. The World Heritage Jurassic Coast at Sidmouth, East Devon's premier coastal resort, is some 16 miles to the south and has a long esplanade with wide pebbled and sand (at low tide) beaches. There are some beautiful walks along this stretch of coastline over the myriad of Public Footpaths, which include the South West Peninsular Coastal Path which runs along the whole of the Devon coastline. The town itself has many beautiful parks and a shopping centre with a great variety of independent shops and boutiques.

Colyton Grammar School, one of the country's top state schools is approximately 14 miles distant and approximately 14.5 miles to the north lies Taunton, the County Town of Somerset, which has an express rail link to Paddington and access to the M5. Exeter, the County Town, is some 24 miles to the west and has excellent shopping, food hall and sporting facilities, theatres, art centre, and an international airport.

LOCAL AUTHORITY
East Devon District Council - . 
Council Tax Band: - G.

SERVICES
Mains water and electricity with 16 x photovoltaic
panels and battery storage. Private drainage (treatment plant). LPG central heating (underground tank).

ENERGY PERFORMANCE CERTIFICATE
Rating: E.

VIEWINGS
Strictly by appointment through Humberts Estate Agents.

FLOOD RISK.
Flood risk information can be checked through the following: gov.uk/check-long-term-flood-risk

BROADBAND & MOBILE.
The seller has advised us that Broadband is available at the property Broadband availability at this location can be checked through: checker.ofcom.org.uk/
Mobile coverage can be checked through:
checker.ofcom.org.uk/en-gb/mobile-coverage