South Molton, Devon, EX36

An outstanding Residential Smallholding occupying a superb rural position with no near neighbours, benefiting from an attractive three bedroomed detached house, a useful range of adaptable farm buildings and the adjoining productive pasture land, extending in total to about 17.58 Acres.

INTRODUCTION
An attractive and well situated property package affording considerable residential, equestrian, smallholder and amenity appeal centred upon a well proportioned detached farmhouse (3 beds) with the benefit of an adaptable range of outbuildings and the adjoining productive pasture land enjoying delightful countryside views. In all about 17.58 Acres.

DESCRIPTION
Lee View comprises a most attractive and adaptable residential smallholding enjoying an outstanding and yet readily accessible rural position. The sale affords prospective purchasers an excellent opportunity to acquire a most versatile property package affording residential, smallholder and equestrian appeal, surrounded by open farmland with no near neighbours. Originally believed to have belonged to the Poltimore Estate, the property formerly operated as a traditional livestock holding although in more recent years the land has been utilised for fodder production and the grazing of sheep.
Enjoying wonderful views over its own surrounding land and the unspoilt North Devon countryside beyond, the attractive south facing detached farmhouse provides well proportioned three bedroomed accommodation whilst offering tremendous scope for further enlargement, subject to obtaining any appropriate planning and building regulation consents. Set within the farmyard is an excellent range of adaptable and versatile outbuildings, ideal for a variety of uses such as workshops, storage, stabling and livestock housing. The farmstead is conveniently located within the adjoining land, which is in excellent heart and comprises mainly gently sloping productive pasture, with a small valley running along the northern periphery. Lee View extends in total to about 17.58 Acres (7.11 Ha) and is offered for sale as a whole as detailed within these sale particulars.

The Farmhouse
The farmhouse dates from 1957 and comprises brick and rendered elevations beneath a tiled roof, with a later garden room adjoining to the side elevation. The well proportioned accommodation, which benefits from double glazing throughout, is entered via a front porch which leads into a welcoming hallway with stairs rising to the first floor. Off to the left is a sitting room with a fireplace recess inset with a wood burning stove and a lovely bay window enjoying views over the land. The living room also has a bay window and a further fireplace also inset with a wood burning stove. From the living room a double glazed door leads into a superb garden room, which is mainly glazed with electric roof blinds, enjoying stunning views with patio doors leading out to the main garden area. The well appointed kitchen/breakfast room boasts an excellent range of modern fitted base cupboard and drawer units with work surfaces over, an inset stainless steel sink, tiled splashbacks and matching wall cupboards. Further inset ceramic hob and integral fridge. An oil-fired Rayburn stove forms the beating heart of the home, with two ovens and two hot plates. A part glazed door leads out to the rear entrance porch, whilst situated off the kitchen is a useful utility room, with plumbing for a washing machine, and a separate downstairs cloakroom.
On the first floor, the stairs rise to a landing serving three well proportioned bedrooms, each with a built-in wardrobe cupboard and all enjoying superb countryside views. A family shower room and separate cloakroom complete the accommodation.
For approximate room dimensions and layout please refer to the enclosed floorplan.

Outside
The house is approached from the quiet council lane via a private gated entrance leading into the main farmyard, with a spur off towards the house. The house is set in lovely large gardens, laid mainly to lawn and enjoying panoramic views. Double doors from the garden room lead out onto a raised and paved patio, with a further sitting out area adjoining to the front of the house, overlooking an ornamental pond and well stocked flower beds. For the green fingered, there is a fenced vegetable garden, which would potentially double as a useful children’s play area or pet run. A separate gated access is available from the road to the gardens.

The Outbuildings
These comprise a useful and adaptable range which may be briefly described as follows:-
Adjacent to the house is a detached Single Garage, approx. 4.30m x 2.74m, with a remote control up and over garage door. Adjoining to the rear of the garage is a lean-to Garden Store Shed, approx. 2.88m x 1.98m.
Situated adjacent to the main garden is a block and gi roofed Log Store, approx. 7.30m x 2.78m, with an adjoining Store, approx. 3.48m x 2.77m, and further Log Store, approx. 3.48m x 2.77m.
Store Shed, approx. 7.80m x 5.69m, with a concrete floor and double timber doors.
Situated adjacent to the main farm yard is an Implement Shed, approx. 13.50m x 9.08m, with an electric roller shutter door and further personnel door. This building has a concrete floor, with power and water connected.
Further Workshop, approx. 8.77m x 6.78m, with double timber doors, a concrete floor and power connected.
Situated on the opposite side of the quiet council road, a gated entrance leads into a large concrete yard area with post and rail fencing and numerous access gates leading out to the adjoining land. Adjacent to the yard is a three bay part concrete and part timber framed Machinery/Livestock Shed, approx. 15.95m x 13.45m, with part block and gi clad elevations beneath a corrugated cement roof. This building has steel sheeted doors to the front, with gates to an open fronted part. This building has a part concrete floor, and some trough drinkers, with power and water currently connected.

The Land
The land is divided into two parts by the quiet council lane, the area adjoining the homestead primarily comprising an attractive parcel of sloping pasture running down into a small valley on the northern boundary. An area has recently been planted with trees, with the current vendor also looking to establish a wildflower meadow.
On the opposite side of the road is an excellent block of gently sloping pasture, bordered on two sides by quiet council lanes, with extensive road frontage and gated access. Conveniently divided into four manageable paddocks, the land is well fenced and may be ideally suited to those prospective purchasers with agricultural, equestrian or amenity interests.


SERVICES & OUTGOINGS
The property benefits from mains electricity and a private spring water supply. Drainage of the farmhouse is to a private system.
Prospective purchasers should make their own enquiries and satisfy themselves as to the availability of any mains services

Council Tax: Local Council Tax on the house, Band D, together with the usual service and environmental charges.

BASIC PAYMENT SCHEME
The Basic Payment Scheme has now ended and the land will be sold without any entitlements or de-linked payments.

AGRI-ENVIRONMENT SCHEMES AND DESIGNATIONS
It is understood that the land is not currently subject to any agri-environment schemes. The land lies within a Nitrate Vulnerable Zone.

SPORTING RIGHTS
We understand that the sporting rights across the land are not included in the freehold sale.

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 other rights of way, easements, wayleaves, privileges and advantages, either public or private, whether specifically referred to in these particulars of sale or not.

IMPORTANT NOTICE
Greenslade Taylor Hunt, their clients and any joint agents give notice that:-
They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. 
They assume no responsibility for any statement that may be made in these particulars.  These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.
3. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Greenslade Taylor Hunt has not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.
4. We have not made any investigations into the existence or otherwise of any issues concerning pollution of land, air or water contamination and the purchaser is responsible for making their own enquiries in this regard.

ADDITIONAL INFORMATION
Broadband: FTTP - Super fast broadband is available - highest available download speed 1600 Mbps, highest available upload speed 115 Mbps. (Based on Openreach data).
Mobile Coverage: Coverage potentially available via EE, 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 property is in an area at a VERY LOW RISK from River/Sea and surface water flooding (defined as the chance of flooding each year as less than 0.1%) (Gov UK data).

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 smallholding 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 horses or stock. All persons viewing the property are asked to observe the country code and close all gates.
We would note that it is suspected, although impossible to determine without expert assistance and analysis, that the corrugated fibre cement sheets used on some of the outbuildings may contain asbestos.

MEASUREMENTS AND OTHER INFORMATION
All measurements are approximate. Any field numbers and areas shown on the attached plan are based on the Ordnance Survey and are for identification purposes only. They do not necessarily correspond either with the National Grid plan numbers or with those produced on the Rural Land Register.
Whilst we endeavour to make our sales particulars as accurate and reliable as possible, if there are any point which is of particular importance to you please contact the office, especially if you are contemplating travelling some distance to view the property. We have not tested any of the equipment, appliances, central heating or services.
Ref: STM240293

Well positioned within its own land, Lee View lies between South Molton and the Exmoor National Park within a predominantly agricultural landscape of glorious rolling hills and river valleys interspersed with an abundance of woodland. The property enjoys an exceptional setting on a low ridge which runs down through a broader valley, affording superb views over the surrounding countryside. Despite its quiet and peaceful location the property is well situated for easy access to the surrounding districts and main routes of communication. The nearby pretty village of North Molton, known as the ‘Gateway to Exmoor’, provides a local primary school and popular public houses, whilst public schooling is available at West Buckland. The bustling market town of South Molton provides a good range of local services including shops, schools, a health centre, recreational facilities and other amenities. Barnstaple and Tiverton are both easily accessible via the A361 North Devon link and offer a wider range of facilities, together with further schooling and entertainments. The A361 also provides a quick link to Junction 27 of the M5 motorway, with a mainline intercity rail station at Tiverton Parkway and international airports at Exeter and Bristol.
The property is located a short distance to the south west of Exmoor and is surrounded by rolling countryside offering a wide range of recreational pursuits including miles of walks, riding and cycling both on the moor itself and in the neighbouring environment. Fishing can be enjoyed on the rivers Bray, Mole and Taw and the dramatic North Devon coastline is within about 25 minutes travelling distance with its pretty villages and popular beaches at Instow, Saunton Sands, Croyde Bay, Putsborough and Woolacombe.