Property description

A detached character cottage with 4/5 bedrooms and 4/5 reception rooms. Situated in a pretty village location, this cottage has delightful, well stocked and good sized gardens with garage, parking and various out buildings.

Location:
Situated in an area of outstanding natural beauty, Combpyne is just 2 miles inland from the World Heritage Coast. The coastal towns of Lyme Regis and Seaton are 4 and 5 miles distant. Combpyne has a thriving community and a small 13th century church and village pond, affectionately known as 'the harbour'. There is an excellent local shop just 1 mile away in Rousdon.Combpyne is also ideally located for both The Woodroffe School in Lyme Regis and Colyton Grammar School. Primary Schools are at Musbury and Uplyme. The mainline railway station at Axminster connects with London Waterloo and Exeter Airport is easily accessible.

Directions:
From the A3052 coastal road (Seaton - Lyme Regis). On entering Rousdon, turn opposite the Entrance to the Rousdon Estate, signposted to Combpyne. Follow this road into the village and around to the left (signposted to Musbury) and continue past the Church. Abbots Ford will be found approximately a mile in on the left hand side.

The Property:
Abbotsford is an imposing detached character residence with origins dating back to the 1700's situated in a quiet village location close to the coast. It has flexible living space which currently provides extremely spacious accommodation of 4/5 bedrooms and 4/5 reception rooms. Originally two cottages, this could easily be re-instated if required, to create a separate cottage with its own garden, parking, and exterior door, or alternatively an annexe for dependent relative. The delightful, well stocked and good sized gardens surround the property with large pond and seating area to the front. There is a garage and ample parking along with a summer house, large greenhouse, outhouse and sheds.

Accommodation:
All measurements approximate, includes:

External Canopy Porch:
Exterior courtesy light. 3/4 Multi paned uPVC double glazed door to:

Lounge: - 16' 6'' x 16' 10'' (5.022m x 5.139m)
Window to front overlooking garden. Window and 3/4 multi paned uPVC double glazed door to rear. Deep fireplace with inset 'Arrow Fires' multi-fuel wood burner set on a stone hearth. Thick wooden mantel over. TV aerial. Ornate coving and three ornate ceiling roses. Two radiators. Deep understairs storage. Cupboard housing electric consumer unit and electric meter. Stairs rise to First floor. Door to:

Dining Room: - 16' 7'' x 12' 11'' (5.054m x 3.936m)
Windor to front with window seat. Deep fireplace recess with thick beam above. Ornate coving. Radiator. Door to:

Kitchen/Breakfast Room: - 16' 6'' x 12' 6'' (5.022m x 3.805m)
Window to front and double glazed wooden doors to Conservatory. Window to rear and door to utility. Bespoke oak kitchen fitted with matching base and wall units with granite worktops. 'Neff' built-in double electric oven. 'Bosch' halogen hob with concealed extractor hood with light over. Deep enamel sink with mixer taps over. Tiled splash backs. Integral 'Fisher and Pavkel' double dishwasher. Additional matching cupboards with plate rack and deep storage beneath. Four wall light points. Central beam.

Garden Room: - 14' 0'' x 7' 10'' (4.269m x 2.394m)
Double glazed multi-paned wooden double doors. uPVC double glazed windows above a rendered dwarf wall. Double glazed uPVC door to front garden.

Utility Room: - 17' 4'' x 8' 0'' (5.274m x 2.439m)
Window to rear and uPVC door with glazed panel inset opening to side. Fitted with a range of cream matching base and wall units. Space and plumbing for washing machine/tumble drier. Wood effect worktops with stainless steel single bowl single drainer sink unit with tiling to one side. Two sets of deep double shelved cupboards. Radiator. Central heating programmer. Space for fridge/freezer. SureStop remote water switch. Door to:

WC: - 0' 0'' x 0' 0'' (0m x 0m)
Low level WC.


From the Kitchen, steps down to additional room in attached cottage which could be separated again.

Lounge: - 16' 4'' x 11' 1'' (4.969m x 3.374m)
Window to front with window seat. Front stable style wooden door to side. Radiator. Open stonework to all walls with small alcove and timber over. Stairs to first floor. Arch to:

Reception Room One: - 10' 5'' x 7' 7'' (3.176m x 2.303m)
uPVC double glazed multi paned French doors to rear and window to side. Radiator. Exposed beam to ceiling. Folding door to:

Shower Room: - 4' 3'' x 6' 11'' (1.283m x 2.096m)
Fully tiled corner shower cubicle with curved glazed sliding doors and 'Triton' shower. Low level WC. Wall mounted wash hand basin. Exposed stone wall. High level electric fan to wall. Extractor fan. Exposed beam to ceiling.


Latch door from Reception One to:

Reception Room Two: - 11' 10'' x 5' 7'' (3.614m x 1.704m)
Window to rear overlooking garden.Receptions 1 and 2 could provide a kitchen and dining room if wanting to separate the cottage for an annexe or holiday let use or, alternatively, provide additional bedroom space for the main house.

First Floor Landing:
Access hatch to loft. Latch door to:

Bedroom (for possible Annexe): - 13' 11'' x 11' 3'' (4.254m x 3.440m)
Window to side. Radiator. Storage cupboard above stairs.

First Floor Of Main House:

Landing:
Access hatch to loft. Window to rear. Radiator. Doors off to:

Master Bedroom: - 17' 1'' x 10' 8'' (5.197m x 3.256m)
Windows to front and rear. Exposed ceiling beam. Radiator. Deep airing cupboard housing 'Santon Premier Plus' unvented hot water cylinder. Slatted shelving.

Bedroom Two: - 13' 7'' x 10' 8'' (4.149m x 3.243m)
Window to front overlooking garden. Radiator. Built-in fitted wardrobes. Pedestal wash hand basin with tiled splashback and light above.

Interconnecting Bedroom Four/Office: - 10' 8'' x 7' 12'' (3.243m x 2.429m)
Window to front overlooking garden. Fitted shelving. Radiator. Interconnecting door to:

Bedroom Three: - 10' 7'' x 9' 7'' (3.233m x 2.917m)
Window to front overlooking garden. Radiator. Fitted wardrobes, shelving, dressing table and drawers.

Bathroom: - 9' 1'' x 5' 11'' (2.762m x 1.814m)
Window to rear. White modern suite comprising panelled corner bath with tiled surround. Concealed cistern WC with bidet and wash hand basin all set within matching units with vanity cupboard and storage drawer with shelving over and tiled splashbacks. Victorian style radiator with towel rail. Mirror and lights over wash hand basin.

Outside:
Double hardwood gates lead to a large parking area and to the Detached Single Garage. To the side of the garage is a stone outbuilding. Behind the garage is an area with raised vegetable beds and large timber built Greenhouse.The mature gardens that surround Abbots Ford are delightful and to the rear are mainly laid to lawn with numerous flower and shrub borders with attractive pergola and rose arbor patio and loggia. External 'Grant' oil fired central heating boiler (installed in 2012). Additional 'Cottage Garden' again, mainly laid to lawn with flower beds and a pretty summerhouse at the bottom. Adjacent to the lane is a gravelled area (possible parking space) for the cottage.To the front is a lovely water garden with a pumped waterfall with bridge leading to paved seating areas surrounding. There is also a paved patio with honeysuckle clad pergola and a further sun terrace area.

Services:
Mains water and electricity. Private drainage. Oil fired central heating.

Tenure:
The property is Freehold

Council Tax:
We are advised the property is in Council Tax Band G.

Viewings:
Strictly by appointment through Fortnam Smith & Banwell Seaton office - Telephone 01297 23939.

Property Features :

• Imposing Detached Character Residence
• Quiet Village Location Close to Coast
• Well Proportioned Flexible Accommodation
• Originally Two Cottages
• 4/5 Bedrooms & 4/5 Reception Rooms