Property description

Auction Date Change! For Sale by Public Auction (unless sold prior) on Friday 2nd October 2015 at The Rydon Inn, Holsworthy at 3pm. A three bedroom, three reception room detached farmhouse with a two bedroom Annex. Set on a plot extending to approximately one acre with a range of outbuildings and a delightful garden with a wooded aspect. There is further land to the side and rear extending to approximately 10 acres. This detached farmhouse could do with updating and modernisation but it would then provide a comfortable, spacious, family home. The adjoining annex could be incorporated into the existing accommodation, or be used as a Granny/Teenage Annex or for holiday letting. The property still retains some original features to include beams and an open fireplace in the sitting room with its bread oven intact.  Externally the property has a dilapidated cob barn, which could be converted into further holiday letting accommodation (subject to the necessary planning consents).  There are further agricultural buildings to include an open barn, sheds and greenhouse.

SITUATION 
Situated in the popular hamlet of Derril, close to the village of Pyworthy with its primary school, church, village hall and village activities. It is connected via a cycle path to the market town of Holsworthy some 3 miles away which has a full range of business and leisure facilities including golf course, swimming pool and gym. The spectacular and rugged North Cornish coast is just 9 miles down the road and there are sandy beaches right along the coast offering lovely walking opportunities and water sports. The cathedral city of Exeter is some 45 minutes’ drive and offers a full range of facilities as well as motorway, mainline railway access and international airport. 
 
ACCOMMODATION
Porch 
Front door, power point and further door to:
 
Hall: 8' 8'' x 5' 9'' (2.65m x 1.74m) 
Meter box, radiator, door to Study and further door to Kitchen. Glazed door and step down with further doors to Sitting Room and Dining Room. Stairs rise to the first floor. 
 
Kitchen: 11' x 9' 11'' (3.35m x 3.03m) 
Range of eye and base level units with worksurface over incorporating stainless steel sink/drainer unit. Front aspect window, space and point for electric cooker, power points, radiator, strip light, and door to: 
 
Utility Room: 10' x 3' 9'' (3.05m x 1.14m) 
Space and plumbing for washing machine, power points and twin glazed doors to Annex. 
 
Study: 10' x 9' 5'' (3.05m x 2.86m) 
Front aspect window, fireplace with oil-fired boiler serving the domestic hot water and central heating systems, central heating control and radiator. 
 
Dining Room: 14' 7'' x 10' 7'' (4.45m x 3.23m) 
Rear aspect window, exposed beams, glass fitted display cabinet and radiator. 
 
Sitting Room: 14' 7'' x 13' 0'' (4.45m x 3.95m) 
Rear aspect window, open fireplace with bread oven, exposed beams, fitted cupboard with dis-play shelf and radiator. 
 
FIRST FLOOR 
Landing 
Deep walk-in cupboard with small loft access, opaque roof window and further deep walk-in storage cupboard (potential en-suite). 
 
Bedroom One: 14' 9'' x 11' 6'' max (4.49m x 3.51m max) 
Rear aspect window, vanity wash hand basin and radiator. 
 
Bedroom Two: 14' 8'' x 10' 2'' (4.47m x 3.10m) 
Rear aspect window, vanity wash hand basin and radiator. 
 
Bedroom Three: 15' 3'' x 10' 1'' (4.64m x 3.08m) 
Dual aspect windows to the front and side, radiator and sloping ceiling.

Bathroom: 10' 3'' x 6' 7'' (3.12m x 2m) 
Panel enclosed bath, low level flush WC and pedestal wash hand basin. Front and side aspect windows, radiator. 
 
ANNEX 
Entrance Lobby: 9' 5'' x 5' 7'' (2.86m x 1.69m) 
Window and door to the front, electric meter, small loft access, door to farmhouse utility room and door to: 
 
Cloakroom 
Front aspect window, low level flush WC and stainless steel sink unit. 
 
Living Area: 15' 9'' x 9' 7'' (4.80m x 2.93m) 
Casement door out to garden, stairs rising to the first floor and doors to: 
 
Cloakroom 
This room offers potential as a shower room. Low level flush WC, pedestal wash hand basin and side aspect window. 
 
Kitchen: 7' x 6' 11'' (2.13m x 2.10m) 
Side and rear aspect windows, base level cupboards with worksurface over incorporating stainless steel sink/drainer unit and power point. 
 
Bedroom: 9' 8'' x 7' 9'' (2.94m x 2.36m) 
Rear aspect window and small pedestal wash hand basin. 
 
FIRST FLOOR 
Open Plan Studio/Bedroom: 17' x 14' 10'' (5.17m x 4.53m) 
Two rear aspect windows, small front aspect window and further side aspect window and casement door. 
 
OUTSIDE 
The gardens surround the property and are mainly laid to a wooded aspect with a lawned area to the front. The driveway from the main road is undulating and in need of repair. 
 
OUTBUILDINGS 
The old cob Barn is in a dilapidated condition but could be converted into further Holiday Letting accommodation (subject to the necessary planning consent). Open fronted Agricultural Barn in need of work. 
 
LAND
The land extends to approximately 10 acres and is found within six enclosures and a disused railway embankment which borders a stream. The land is mainly level or gently sloping and has hedge boundaries with road access to one enclosure. 
 
LAND PLAN 
The enclosed land plan is for indicative purposes and should not be relied upon as an accurate depiction of precise boundaries.
SERVICES 
Mains water and electricity. Private drainage.
 
TENURE
Freehold with vacant possession upon completion.
 
AUCTION
The auction will be held on Friday 2 October 2015 at 3pm at The Rydon Inn, Holsworthy.
 
SOLICITORS
Mr David Smith, Peter, Peter & Wright, Fore Street, Holsworthy, Devon, EX22 6ED.  Tel: 01409 253262.  E-mail: davidsmith@peterslaw.co.uk.
 
GENERAL REMARKS
The contracts, memorandum of sale, general and special conditions will be available for inspection at the Auctioneers’ Holsworthy office.  A pack containing the legal documents is available from the solicitors.
 
COMPLETION
The date set for completion is 28 days after Exchange of Contracts or earlier by prior agreement.
 
LOCAL AUTHORITIES AND UTILITIES
Torridge District Council, Riverbank House, Bideford, Devon, EX39 2QG.  Tel:  01237 428700.
 
Western Power Distribution, Avonbank, Feeder Road, Bristol, BS2 0TB.  Tel: 0117 933 2000.
 
COUNCIL TAX BAND 
E. 
 
EE RATING
E.
 
FLOOR PLANS
The floor plans displayed are not to scale and are for identification purposes only. 
 
DIRECTIONS 
From Holsworthy proceed out of town on the A3072 Bude road. On passing ‘The Rydon Inn’ pub/restaurant and Rydon Retirement Village, take the first left signposted Pyworthy. Continue for a couple of miles into Derril. At the ‘T’ Junction turn right and continue past the bungalow, the drive is on the left with a Kivells For Sale board clearly displayed. 
 
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 :

• Detached farmhouse in need of updating
• Three double bedrooms and three reception rooms
• Two bedroom Annex
• Outbuildings with potential (subject to planning)
• Gardens bordering woodland