An immaculately presented, charming three bedroom semi-detached cottage situated within Bolham village, retaining a wealth of character features and situated within easy access of all local amenities.

DESCRIPTION
Pixie Cottage is a most delightful cottage situated within the centre of the sought after village of Bolham, lying within easy access to the A361 and also located opposite the Hartnoll Hotel. The characterful accommodation has been upgraded extensively by the current owners whilst retaining many character features. The accommodation comprises;

Front door into the Entrance Porch with tiled floor. Space for coats and boots and further door into the Dining Room a superb reception room with front aspect and central feature fireplace with alcoves to either side. This room offers ample space for a large dining table and chairs. An opening leads through to the country cottage Kitchen, fitted with a matching range of cream wall, base and drawer units with continuous work surface over incorporating sink unit. There is an integral fridge and gas Range cooker with further display unit. Accessed from the Dining Room, a door leads to the Sitting Room a lovely reception room with inglenook fireplace with inset woodburning stove and bressummer beam over and rear aspect via French doors to the Conservatory. From here, and from the Kitchen, doors lead into the Conservatory which provides a superb additional reception room of part block and part UPVC construction with polycarbonate roof and French doors opening out onto the garden. The Shower Room is fitted with a corner shower enclosure, close coupled WC, corner wash basin, wall-mounted heated towel rail and provides space and plumbing for a washing machine.

From the Dining Room, stairs rise to the first-floor landing. Bedroom 1 is a spacious double bedroom with rear aspect and pretty window seat overlooking the gardens and the far-reaching views beyond. The Family Bathroom is fitted with a matching white suite comprising bath with mains shower over, pedestal basin and close coupled WC. The Linen Cupboard provides additional storage with shelving and houses the new gas-fried combi boiler. Bedroom 3 is a small double bedroom with rear aspect overlooking the far-reaching views. Bedroom 2 is a lovely double bedroom with front aspect via sash window, with wood panelling to one wall and original cast iron fireplace.

OUTSIDE
Approached from the main village lane, a white picket fence and gate provides access to the front garden, with stone steps and a cobbled path leading to the front door with lawned areas to either side. Accessed via the Sun Lounge and side access gate, the good-sized rear garden is predominantly laid to lawn with a large, paved seating area providing the ideal space for outdoor dining and entertaining as well as a Summerhouse. There is a large outbuilding within the garden, with half used by the current Vendors for an home office and the other half providing a useful home studio space, equipped with electricity and internet. Continuing to the rear of the garden, the current Vendors purchased an additional area of productive space, equipped with raised beds and lawn area, all fully enclosed within fencing. The side gate provides access to a pathway leading to the village car park – whilst there is no designated off-road parking, parking is available via the free village-owned car park, used by the residents.

SERVICES & OUTGOINGS
We understand that mains electric, gas, water and drainage are connected to the property. Gas fired central heating.

Council Tax: Band C - Mid Devon District Council.

SITUATION
Bolham is situated in an idyllic rural position in the Exe Valley and within easy access of Tiverton. The market town of Tiverton provides an excellent range of shopping, banking, recreational and educational facilities with easy commuting via the North Devon Link Road either to the north coast via Barnstaple or eastward back to the M5 (J27) and Parkway mainline railway station. The Cathedral City of Exeter lies some 18 miles to the south and offers a more comprehensive range of facilities. Taunton, the County Town of Somerset lies approximately 19 miles to the north, again offering a varied and comprehensive range of facilities.

DIRECTIONS
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ADDITIONAL INFORMATION
Broadband: FTTP—Ultrafast broadband is available (Openreach).

Mobile Coverage: Available via EE, O2 and VODAFONE. For an indication of specific speeds, we recommend contacting your own provider. 

Flooding: The property is in an area at a LOW RISK from River/Sea and Surface Water flooding.

Rights & Restrictions: The property falls within Bolham Conservation area.