Property description

Tastefully and sympathetically decorated whilst retaining much of its original charm and character including picture rails, original fireplaces and flooring. The property is of cavity wall construction under a burnt slate roof with well appointed accommodation benefiting from oil fired central heating with radiators throughout and the windows together with the conservatory are double glazed.  Outside the grounds offer a lovely mixture of lawns and mature borders with a sweeping tree lined entrance drive.  There is a range of outbuildings which include loose boxes and a hay/store barn.  The whole sits in some 8.28 acres and benefits from access to the ‘Ruby Way’ cycle track and bridleway.
 
SITUATION
Located only a three minute drive from the thriving market town of Holsworthy which has an excellent range of amenities including a Waitrose supermarket, banks, leisure centre, primary and secondary schools. The A30 dual carriageway and the former market town of Okehampton is about 20 miles distant and the M5 motorway can be found just beyond the cathedral city of Exeter, which is approximately 45 miles to the east. The dramatic Dartmoor National Park provides superb walking and riding opportunities, whilst the north Cornish and Devon coasts are both within an easy driving distance.
 
THE PARTICULARS
All measurements are approximate.  There are numerous power points throughout.  None of the fittings have been tested by ourselves.
 
ACCOMMODATION
Half glazed front entrance door to:
 
Front Hall
Attractive original tiled floor, coat hanging area, stairs rising to first floor and doors to:
 
Dining Room: 13' 10'' x 11' 11''  (4.24m x 3.65m)
Bay window overlooking the garden, ornate fireplace with slate surround, television point and wooden floor.
 
Sitting Room: 24' x 11' 10'' max (7.32m x 3.61m max)
Large bay window to the front overlooking the garden.  Brick fireplace with inset multi-fuel burner, television point and door through to hall.  The rear of the room incorporates the original dairy and retains two original slate shelves, three further windows and door to:
 
Rear Hall
Tiled floor, window, under-stairs storage cupboard and door to:
 
Kitchen/Breakfast Room: 13' 10'' x 11' 10''  (4.24m x 3.63m)
Fitted with a range of wall and base units, tiled worksurface over and inset 1½ bowl sink unit with plate rack over and tongue and groove splash backs.  Integral fridge, built in electric oven and ceramic hob with extractor fan over.  Oil fired Rayburn (cooking and hot water) with vintage wooden ’Sheila Maid’ over, set in brick former fireplace.  Adjacent full height cupboard housing hot water tank and immersion heater.  Tiled floor, window to rear and uPVC ’stable’ door to conservatory and door to:
 
Utility Room: 11' 1'' x 11' 3''  (3.39m x 3.44m)
Wall and base units, work top over and stainless steel sink unit and drainer.  Plumbing for washing machine and dishwasher, space for freezer and other white goods.  Tiled floor, coat hanging area and oil fired boiler.  Door and window to rear.  NB the current owners planned to build a downstairs cloakroom/shower room within this large utility room.
 
Conservatory: 14' 1'' x 11' 3''  (4.31m x 3.43m)
Double doors to garden, tiled floor, television point and ceiling fan/light.
 
FIRST FLOOR
Landing
Striking stained glass window on the half landing.  Spacious landing with door to linen cupboard and further doors to:
 
Bedroom One: 13' 11'' x 11' 11''  (4.255m x 3.65m)
Super views over the gardens to countryside beyond, original cast iron fireplace and television point.
 
Bathroom
Opaque window, freestanding slipper bath, pedestal wash hand basin and low level flush WC.  Wood effect floor, heated towel rail and shaver point.
 
Bedroom Two: 12' x 11' 6''  (3.662m x 3.51m)
Again with lovely views, cast iron fireplace and television point.
 
Bedroom Three: 11' 10'' x 10' 9''  (3.62m x 3.28m)
Double aspect with cast iron fireplace and television point.
 
Separate WC
With low level flush WC, wash hand basin and shaver point.
 
Bedroom Four: 11' 11'' x 8' 5''  (3.65m x 2.57m)
Window, cast iron fireplace, television point and built-in double shower.  NB The large cupboard adjacent could be turned into an en-suite.
 
OUTSIDE
The property is approached from the main road, over a cattle grid onto a sweeping tree lined drive which leads in turn to a parking area at the front and side of the property.  The gardens lie to the front and side of the property, are mainly laid to lawn and enclosed within mature shrub and tree borders with some post and rail fencing.  Adjacent to the conservatory is a private timber deck sun terrace.  There is a further parking area at the rear of the farmhouse, where an Outside WC can be found, and access to a pedestrian gate, oil tank and hand gate leading to a paddock by the entrance drive.
 
OUTBUILDINGS
Conveniently located a short distance from the property and comprising a versatile and adaptable range of outbuildings with concrete yards, hot and cold water and electricity.

Stabling: 31' 8'' x 12' 3''  (9.65m x 3.73m)
Timber construction under a box profile roof with three loose boxes and a covered front walkway.  Mains water and electricity connected.
 
Hay Barn: 30' x 20'  (9.14m x 6.1m)
Open fronted with concrete uprights under a corrugated sheet roof and elevations.
 
Timber Shed: 16' x 10' (4.87m x 3.05m)
Divided in two, used for storage with power and light connected.
 
Barn: 38' 6'' x 17'  (11.73m x 5.18m)
Timber construction under a profile sheet roof.  Concrete floor and divided in four with a loft over.  Currently used as a workshop, woodshed and loose boxes.  Lean-to.
 
Outbuilding: 26' x 17' 8''  (7.92m x 5.38m)
Concrete block walls with a corrugated sheet roof.
 
Redundant Barn: 43' 8'' x 13' 1'' (13.3m x 4m)
Timber framed with galvanised sheeting with its own small enclosure.  Subject to planning and permitted development this could be converted into a holiday lodge or residential dwelling.
 
LAND
Extending to some 8.28 acres in total, this productive run of pasture land can be found immediately adjoining and surrounding the property.  It may be accessed from the buildings or entrance drive and is divided into three useful sized enclosures which are mainly level or gently sloping and enclosed within natural hedge banks.  All three enclosures have troughs connected to mains water and excellent post and rail fencing.  In addition to the three main enclosures there is a very convenient smaller paddock which lies between the house and main entrance drive.  The ‘Ruby Way’ cycle track and bridleway runs along the lands southern boundary and benefits from having gated access from the lower enclosure, offering a great opportunity to the cycle/horse riding enthusiast.
 
AGENTS NOTE
There is an historic planning permission (now lapsed) for a 60m x 20m manège.  Positioned to the Eastern side of the farmyard where screening trees are well established.
 
LAND PLAN
The land plan displayed is for indicative purposes only and should not be relied upon as an accurate depiction of precise boundaries.
 
TENURE
Freehold with vacant possession upon completion.
 
SERVICES
Mains electricity, mains water supply, private drainage.
 
COUNCIL TAX BAND
E.
 
EE RATING
E.
 
DIRECTIONS
From Holsworthy take the A3072 towards Hatherleigh and after ½ mile the entrance to Knapps Farm will be found 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 :

• Equestrian smallholding
• Four bedrooms and three reception rooms
• Tastefully decorated accommodation
• Versatile range of outbuildings
• Stabling and loose boxes