Ash Mill, South Molton, Devon, EX36

A superb residential holding enjoying an outstanding rural position with views of the picturesque Exmoor National Park benefiting from a character traditional farmhouse (6 beds), a well appointed guests house (2 beds), adaptable outbuildings and productive pasture land. In all about 8.12 Acres.


INTRODUCTION
Westacott is a unique property, offering the perfect blend of rural charm whilst affording residential, easily accessible house with inbuilt lift rising to the first floor, equestrian appeal, together with holiday letting income

DESCRIPTION
The origin of Westacott, which is unlisted, is believed to date back to the 17th centry . Situated on the outskirts of the well desired village of Ash Mill is this beautifully presented 6 bedroom former farmhouse with accompanying 8.12 Acres of grounds and picturesque gardens. Allowing for idyllic country living with a large triple garage, a range of outbuildings that include 3 stables , large parking area that over looks the main residency and a 2 bedroom holiday cottage that incorporates letting income.

THE FARMHOUSE
The farmhouse, which is not listed, comprises a substantial detached traditional dwelling of principally stone and colour washed elevations beneath a slated roof, affording a superb country residence occupying a private position in a beautiful rural setting. Benefiting from well-proportioned rooms with good ceiling heights and an abundance of natural light, the accommodation is entered through a porch that opens up into a light entrance hall where stairs rise to the first floor.
The first room on the left is a lovely living area that enjoys a woodboring stove located within an inglenook fireplace. This living area is equipped with a lift that rises to the first floor, making this property easily accessible. Following through into a well appointed kitchen/ breakfast room that allows for ample space to make dining a ease. These rooms both have ample wall and base units, with a range fireplace that has been fitted with 2-oven oil fired Rayburn. Adjacent to the kitchen is another fully equipped second kitchen with LPG/ electric Britania range cooker and walk in larder. The ground floor has a split level that leads into a large reception room that enjoys a rear and front aspect through double doors. This room has an abundance of natural light and there is easy access to the well appointed rear garden. The ground floor comprises of a further living room that has a front aspect. Through this room is a utility/ cloakroom that can be accessed from the front and the rear of the property there is also a W.C located within that comes equipped with hand wash basin and window.
The main staircase rises to the first floor , which is split levels, from the entrance hall. The master bedroom is a light and spacious room with a walk in ensuite that has W.C, wash hand basin, stand alone bath and doorway that leads into the Spa. The Spa has a swimming pool with internal swin spa that is currently covered with temporary flooring , shower room with W.C and hand wash basin, steam room and sauna. The Spa has exposed Oak beams and double doors that walk out onto the landscaped garden. Bedroom 2 has a lift from the ground floor making access easy onto the first floor. Bedroom 3 has a front aspect window along with a built in wardrobe. Bedroom 4 has two windows that look over the rear garden and occupy views over Exmoor with built in wardrobe for more storage. Following through the hallway there is a coinvent upstairs work station that has a sink, usable worktop space and connections for a washing machine. Bedroom 5 has 2 Velux windows that allow for ample natural light to flood the room with storage in the eaves. Bedroom 6 has a front aspect window with built in wardrobe. The main family bathroom enjoys a bath with mixer tap, shower cubical, vanity unit with W.C and hand wash basin and storge in the eaves with natural light coming through a Velux window. For approximate room dimensions and layout please refer to the floor plan contained within these sale particulars.

OUTSIDE
The property is approached from the main road via a private driveway that takes you into the large parking area that is enclosed with modern and old farm buildings. Apart from the paved courtyard in front of the house the extent of the garden is to the rear of the former farmhouse. The garden is large and mature with views over the Exmoor national park. The patio has had resin applied making it a perfect for outdoor seating and activities. The pond is surrounded by a lawned area that covers most of the garden area. Above the formal garden there is a kitchen garden with polytunnel and greenhouse. Bellow the garden area there is a woodland area that extend down to the valley floor.

THE WILLOWS
The private entrance drive takes you directly to The Willows with parking directly outside this 2 bedroom guest house. Upon entering there is an entrance hall that is split levels with stairs that rise to the master bedroom. This bedroom is a light room with Velux windows that has an ensuite with shower, wash hand basin and W.C. Following down the stairs into the open plan kitchen living room. The kitchen comprises with a variety of wall and base units with a wall mounted oven and microwave. Following into the living room are exposed celling joist that separates the two different areas. The living room is a large light area that comes accompanied with slate floors. Following through the living room is the study. The study has a double door that leads out onto a patio area, there is a Velux window that allows plenty of natural light to flood the room. Bedroom 2 is a double bedroom that has a rear aspect looking over the garden, it has a ensuite that comprises of bath with shower, W.C and hand wash basin.
The property is approached via the driveway with ample parking in front of the property. The garden is to the rea of the property with it being paved and laid with lawn. There is also a hot tub located in the rear garden that has views of the surrounding countryside. There is a BBQ area that makes it perfect for hosting outdoor events.

THE FARM BUILDINGS
The property benefits from a useful range of adaptable traditional and modern farm buildings, offering the scope, subject to planning, for conversion to alternative uses, whilst also appealing to those prospective purchasers with horses. The buildings may be briefly described as follows:-

Substantial two storey stone and slate roofed Traditional Barn with storage downstairs and workshop area on the second floor. There is a large Garage that has ample indoor storage for cars, there is an adjoining workshop. There are 3 stables and a hay barn located close to the entrance of the property. There is a traditional barn that is used for wood working. There is three bay barn that is located close to the entrance of the property. There is a log store that is conveniently located close to the cloakroom of the main residency.

THE LAND
The farmstead is conveniently positioned within its own attractive block of agricultural land which is divided by traditional Devon hedge banks and fences into a number of manageable enclosures. The land is well fenced and in excellent heart, comprising mainly flat and gently sloping productive pasture currently utilised for livestock grazing. The fields may be accessed directly off the entrance drive. The land is separated into paddocks with a field shelter in the largest of the paddocks.

ADDITIONAL INFORMATION
Broadband: Broadband is available—highest available download speed 24 Mbps, highest available upload speed 1 Mbps. (based on Openreach data). The current vendors use Starlink that has an average speed of 150 Mpbs download and average upload of 15 Mpbs.
Mobile Coverage: Likely coverage available via THREE, O2, and VODAFONE. For an indication of specific speeds and supply or coverage in the area we recommend contacting your own provider. (Based on Ofcom data).
Flooding: The farmstead is in an area at a very low risk of flooding from River/Sea and from Surface Water (defined as the chance of flooding each year as less than 0.1%).

TOWN & COUNTRY PLANNING
Local Planning Authority - North Devon Council, North Devon Council, Lynton House, Commercial Road, Barnstaple, EX31 1DG Email: Tel:
The current use of the farm buildings is agricultural although there may be scope for prospective purchasers to consider alternative uses within the farm buildings, subject to obtaining the necessary planning consent.

FIXTURES & FITTINGS
All fixtures and fittings, unless specifically referred to within these sale particulars are otherwise expressly excluded from the sale.

RIGHTS OF WAY, EASEMENTS, WAYLEAVES, ETC.
The property is offered and as far as required by the Vendors will be conveyed subject to all rights of way, easements, wayleaves, privileges and advantages, either public or private, whether specifically referred to in these particulars of sale or not.

FARM PROPERTIES HEALTH & SAFETY 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. A working farm is a potentially hazardous environment and for prospective purchasers own personal safety, please be vigilant when viewing, particularly around the farmyard and in fields containing stock. All persons viewing the property are asked to observe the country code and close all gates.

SERVICES & OUTGOINGS
We understand there is mains electric & water, LPG Gas. Air source hot pump. Private drainage.
Council Tax: North Devon Council—Band F

SITUATION
Westacott enjoys an attractive position close to the unspoilt Devon hamlet known as Ash Mill, just 5 miles from the nearby town of South Molton, which provides a useful range of everyday shopping and scholastic services, whilst Barnstaple to the west affords a more extensive range of commercial, educational and recreational facilities, befitting those of an important regional and administrative centre. There are excellent road and rail communications with the A361 North Devon trunk route providing an easy link to Tiverton and Junction 27 of the M5 motorway, with main line rail links available at Tiverton Parkway (London Paddington approx. 2 hours). The cathedral city and county town of Exeter is about 30 miles away, with international airports at Exeter and Bristol. The southern boundary of the Exmoor National Park lies approximately 5 miles to the north offering beautiful moorland scenery with many foot and bridle paths and the stunning North Devon coastline. To the west are the popular sandy beaches of Instow, Saunton Sands, Croyde Bay, Putsborough and Woolacombe.