Ottery St. Mary, EX11 1PJ

Ware Farm Cottage is a spacious three bedroom property which combines a modern practicality with characterful features dating back to the late 1800's, including inglenook fireplace and original ceiling beams. The property is situated in a small collection of interesting and individual character homes in a beautiful and peaceful rural location nestled into farmland and expansive ancient woodland, yet no more than five minutes' drive from the town centre of Ottery St Mary.

Ottery St Mary is one of the most pleasant and friendly small towns in East Devon with many amenities, shops, including Sainsbury's, pubs, churches, very good schools including the highly regarded Kings Secondary school. There is also a post office, medical centre, recreational activities, sports centre and excellent bus services.  Although surrounded by stunning open countryside it is particularly accessible; 6 miles to the coast at Sidmouth, Exeter 10 miles (M5 junction) with the A30 dual carriageway giving swift access.  The market town of Honiton with it's bustling high street is just 5 miles with further shops, amenities and mainline station (Waterloo-Exeter).

The house itself is light and airy throughout and includes an inviting entrance portico from the front courtyard leading to a delightful period arched doorway providing access into the entrance lobby. The kitchen/dining room enjoys a slate floor and is a spacious and light room due to the dual aspect windows. Double doors out to the garden provide a wonderful outlook and direct access to the patio. There is a modern fitted kitchen with spotlighting and a range of wall and base units with work surfaces incorporating a sink with drainer. There are a range of modern built in appliances including gas hob with extractor hood over, electric double oven, fridge, freezer, dishwasher and microwave with a further space and plumbing for a washing machine. 

The lounge dining room is also dual aspect and of a generous size, bursting with character and charm. The stunning inglenook stone fireplace provides the focal point with a woodburning stove accompanied by an old cast iron decorative bread oven. There are wooden beams to the ceiling and oak window sills with window seats below. 
 
From the kitchen/breakfast room, stairs rise to the first floor with a window overlooking the garden and surrounding countryside. There are three spacious bedrooms with the largest two benefiting from built in storage cupboards and all three bedrooms also enjoy superb countryside aspects. The family bathroom has been fitted with a luxurious white suite including a roll top bath with shower over, vanity unit with inset wash hand basin, w/c and engineered oak flooring. Completing the first floor, is a separate W.C with wash hand basin.

The house is double glazed throughout but a real feature of this property is its energy efficiency. The current owner has installed ten PV solar panels on two aspects (8 southern, 2 western) which have been combined with three Fox ESS storage batteries and a Grant air source heat pump to provide the heating/hot water, this combination will ensure that the home is extremely cost efficient.

To the outside, the property is approached via a pathway leading through a shared courtyard with an area of garden designed for easy maintenance with numerous mature shrubs. The established rear garden is a haven for wildlife and enjoys a great degree of privacy with wonderful outlooks. From the rear of the house there is a mixture of paved and graveled areas, interspersed by a variety of plants and shrubs providing colour all year round. A pathway leads to a large area of lawn again with mature shrubs, plants and a sizeable pond which attracts a variety of wildlife including the resident and extremely rare water vole! There is also a fully insulated timber lodge installed and used as a home office by the previous owner and benefits from light, power, heating and a broadband connection. A graveled pathway then continues to an additional garden area, currently being used a vegetable garden with a further enclosed area for composting and space for a wood store and good sized timber shed if required. The garage with up an over door is located a short distance from the property with parking space opposite.

VIEWING By prior appointment with Redferns

SERVICES Central Heating via PV cells and Air source heat pump, Private Drainage, Mains Electric and Water

OUTGOINGS Council Tax Band E

AGENTS NOTE Data protection act of 2017. We are now required to obtain proof of ID and proof of residence for any prospective purchaser before formally agreeing a sale. Photographic identification such as passport or driving licence, proof of residence, utility bill, council tax or official Inland Revenue correspondence.

IMPORTANT NOTICE 1. Every care is taken in preparing these particulars but they do not constitute nor constitute any part of an offer or a contract. They are prepared in good faith but they are for guidance only and intended to give a fair description of the property. 2. Statements contained in these particulars are not to be relied on as statements or representations of fact and are made without responsibility on the part of the agents or vendor. An intending purchaser must satisfy himself by inspection or otherwise as to the correctness of each statement. The vendor does not make or give and neither the agents or their employees have authority to make or give any representation or warranty in relation to the property or its use. 3. Any reference to alterations to, or use of any part of the property is not a statement that any necessary planning, building regulations or other consent has been obtained. These must be verified by any intending purchaser. 4. All properties are offered subject to contract and being unsold. No responsibility can be accepted for any expenses incurred by any intending purchaser in inspecting any property which has been sold, let or withdrawn.5. The photographs show only certain parts and aspects of the property at the time they were taken. Any areas, measurements or distances given are approximate only. 6. Descriptions of a property are inevitably subjective but we endeavour to make our particulars accurate. If there are any points of particular importance please contact us before viewing and we will be pleased to check or clarify information.
Redferns is a trading name of Redferns Ottery St Mary Limited Registered in England and Wales 4817078. Registered Office 1 Broad Street, Ottery St Mary, Devon EX11 1BR

DIRECTIONS From Ottery St Mary proceed along Yonder Street and out of the town, up East Hill.

As you proceed up the steep part of the hill into the open countryside, take an unmarked turning left which is the lane leading to Ware Farm.