Property description

Most attractive two/three bedroom period cottage set in delightful gardens in a rural location close to Hartland. Sympathetically modernised and updated throughout. Features include a bespoke kitchen/dining room, underfloor heating, a delightful sitting room with a minstrels galleried landing, conservatory with far reaching views, useful ground floor bedroom three/study, cloaks and utility room.  Both bedrooms on the first floor have balconies with outstanding views and services by a luxurious shower room.  Externally, the property has an easily maintained rear garden with a delightful pond and beautiful views over farmland.  To the front, there is a separate vegetable garden, lawns, mature trees, shrubs and well stocked pond.  The cottage has a driveway with a gated access and parking for three vehicles.  The property offers generous, flexible accommodation, which has been restored to exceptional standards with high quality fitments and fittings in both the bathrooms, kitchen and conservatory.  The cottage is surrounded by farmland in an area of outstanding natural beauty.  It is ideal for those seeking to either retire down to Devon or as a delightful holiday home.  As properties of this calibre rarely become available for sale we strongly advise the earliest internal inspection.
 
SITUATION
Philham is a tiny hamlet some 1½ miles from Hartland, with its range of local shops, church and public houses.  Hartland Quay, which was originally built in the 16th Century but was swept away in 1887.  There is a popular pub/restaurant at Hartland Point and the famous Hartland Abbey which dates back to 1157 is within a short drive.  Conveniently situated between the Port town of Bideford and the popular coastal resort of Bude, both being approximately 15 miles away and offer a good range of shopping, banking, schooling and leisure facilities.  The Cathedral city of Exeter is approximately 70 miles away with its excellent transport links to include the M5 motorway, mainline railway station and international airport.
 
THE PARTICULARS
All measurements are approximate.  There are numerous power points throughout.  None of the fittings have been tested by ourselves.
 
ACCOMMODATION
Entrance Porch: 4' 3'' x 6' 11'' (1.29m x 2.12m)
uPVC double glazed windows and door to side, radiator and door to:
 
Kitchen/Dining Room: 14' 2'' x 12' 6'' (4.33m x 3.80m)
Dual aspect kitchen with uPVC leaded windows to the front and rear overlooking the gardens.  Superbly fitted with a hand-made bespoke base level units with granite worksurface over incorporating butler sink, breakfast bar with cupboards below and further hand-made dresser unit.  Fireplace housing Rayburn range.  Beamed ceiling, inset lighting and tiled floor.  Bi-folding door to larder and further door to:
 
Lobby Area: 7' 9'' x 6' 2'' (2.36m x 1.88m)
Rear aspect uPVC leaded window overlooking the garden.  Tiled floor, radiator, inset lighting, step and doorway to sitting room and door to:
 
Cloakroom/Utility: 7' 9'' x 7' 1'' (2.36m x 2.16m)
Front aspect opaque uPVC window.  Low level flush WC and vanity wash hand basin with cupboard.  Space for fridge/freezer, space and plumbing for washing machine and tumble dryer, part tiled walls, tiled floor and meter cupboard.
 
Sitting Room: 19' 8'' x 12' 8'' (6m x 3.86m)
A delightful dual aspect room with front aspect uPVC leaded window enjoying views over the garden and further window to the side.  Stairs rising to the first floor with minstrels galleried landing overlooking the sitting room.  Stone fireplace with slate hearth housing woodburner.  Fitted carpet, wall lights and radiator.  Double doors into the Conservatory and doorway to:
 
Bedroom Three/Study: 13' 4'' x 8' 7'' (4.06m x 2.61m)
Dual aspect room with uPVC leaded windows to the front and rear enjoying views over the gardens.  Fitted carpet, inset lighting and radiator.

Conservatory: 14' 2'' x 12' 10'' (4.31m x 3.91m)
uPVC double glazed conservatory with enjoying panoramic views over the rear garden to countryside beyond.  Vent windows, doors to both sides, tiled floor and wall lights.
 
FIRST FLOOR
Minstrels Gallery
Balustrades with views down into the sitting room, stripped floorboards and doors to:
 
Bedroom Two: 15' x 10' 5'' (4.56m x 3.17m)
Triple aspect room with rear aspect Velux window, front aspect uPVC leaded window overlooking the garden and door to the side giving access to the balcony.  Exposed ceiling beams, stripped floorboards and radiator.
 
Balcony
To the side of the property enjoying outstanding views over surrounding farmland.
 
Inner Landing: 7' 10'' x 5' 5'' (2.40m x 1.66m)
Rear aspect uPVC window, stripped floorboards, radiator and doorway to:
 
Bedroom One: 15' 5'' x 14' 7'' (4.69m x 4.44m)
Dual aspect room with front aspect uPVC leaded window overlooking the garden and uPVC French windows to a Juliet balcony with wrought iron railings and outstanding countryside views.  Range of hand-made bespoke fitted wardrobes.  Exposed ceiling beams, stripped floorboards and wall lights.
 
Shower Room: 8' 2'' x 7' 11'' (2.48m x 2.42m)
Walk-in shower cubicle, low level WC and vanity wash hand basin with drawer unit below.  Front aspect opaque window, shaver point, tiled floor, loft access and airing cupboard with stripped door.
 
OUTSIDE
The property is approached through a gated entrance over a cobbled driveway providing parking for three vehicles.  A pathway leads to the front which is mainly laid to lawn with a raised, well stocked Pond, mature trees and shrubs.  To the side is a Vegetable Garden laid out in a market garden style.  Stone built Storage Shed housing water treatment plant and further Storage Shed.  Side access to the south-west facing rear garden which is beautifully landscaped as a paved courtyard garden.  There is a large well stocked central raised Pond, various mature shrubs and a decked area overlooking farmland.  A delightful feature of this outstanding cottage.
 
FLOOR PLANS
The floor plans displayed in these particulars are not to scale and are for identification purposes only.
 
TENURE
Freehold with vacant possession upon completion.
 
SERVICES
Mains electricity, LPG, well water via treatment plant and underfloor heating.
 
COUNCIL TAX BAND
D.
 
EE RATING
To be confirmed.
 
DIRECTIONS
From Bideford take the A39 to Hartland, going straight over at the Clovelly Cross roundabout.  Continue on this road for a further three miles proceed through the ‘S’ bends and take the turning on the right signposted ‘Baxworthy Corner B3248’.  Continue to a thatched cottage in the middle of the road, turn left and proceed for one mile.  Turn left signposted ‘Philham’, proceed through the hamlet and turn left at the Post Box.  Follow the road around and East Philham Cottage is on the right hand side.
 
VIEWINGS
Please ring 01409 253888 to view this property and check availability before incurring travel time/costs.  FULL DETAILS OF ALL OUR PROPERTIES ARE AVAILABLE ON OUR WEBSITE www.kivells.com.

Property Features :

• Attractive period cottage
• Two/three bedrooms
• Bespoke kitchen/dining room
• Generous, flexible accommodation
• Immaculately presented throughout