An incredibly versatile smallholding extending to about 10 acres (no agricultural tie) with a most impressive 2 reception room, 3/4 bedroom (master en-suite), detached family home. Extensive range of outbuildings including covered yard and stock sheds, level paddocks, productive horticultural area including greenhouse and polytunnel frames, plenty of parking, self-contained 2 bedroom static caravan, and no immediate neighbours. Conveniently positioned just a few minutes from friendly market town, and about a 25 minute drive to the North Cornish coast. EPC=E
THE ACCOMMODATION COMPRISES (all measurements are approximate):-
SUBSTANTIAL PITCHED ENTRANCE HALL 8'4" x 6'2" (2.54m x 1.88m). Vaulted ceiling with large "Velux" skylight window. PVCu double glazed windows and doors.
RECEPTION HALL 10' x 6'7" (3.05m x 2m). Telephone point.
CLOAKROOM White low level WC. Wash hand basin with tiled splashbacking.
STUDY/BEDROOM 4 'L'-shaped max measurements 10'10" (3.3m) x 9'10" (3m). Double aspect windows.
LOUNGE/DINING ROOM Dining Room Area: 18'2 x 11'2 (5.54m x 3.40m) Large red brick fireplace with slate hearth incorporating an "Aarrow" woodburning stove, with shelved recesses to either side. Understairs cupboard with "Boulter Camray 5" boiler.
Lounge Area: 17'5 x 13'6 (5.30m x 4.11m) Double aspect with French doors opening onto the courtyard and garden. Views extending across the garden and land. TV point.
KITCHEN/BREAKFAST ROOM 22' (6.7m) into door recess x 11'6" (3.5m). Approached from the Reception Hall through a solid oak latch door. Double aspect windows and door. Hardwood wood block worksurfaces extending to one wall with a bespoke range of shaker inspired drawers and cupboards below. Handmade tiles. 2 inset "Smeg" stainless steel sinks, each with mixer taps. Plumbing for dishwasher. Impressive "Smeg" multi-function Range with stainless steel splashback. Downlighters. Access to partially boarded loft space. At one end of the kitchen, pine panels in the floor reveal a metal cover which opens into a large Well which has a concrete ring uppermost, and the original stone construction extending below forming a very interesting feature. Also inset in the floor is a useful electric socket. Matching solid oak latch door to the SHELVED PANTRY. Original farmhouse latch door to:
BOOT/UTILITY ROOM Double glazed window and door. Worksurface. Stainless steel sink. Plumbing for washing machine. Tiled splashbacking. Space for fridge/freezer.
HALF LANDING Window to side.
FIRST FLOOR LANDING Access to boarded loft space. Built-in double fronted wardrobe.
MASTER BEDROOM 17'5" (5.3m) x 13'6" (4.11m) including wardrobes.. This room boasts triple windows with far reaching views over the land to countryside. Exposed pine floorboards. TV point. Access to loft space. Built-in wardrobes.
EN-SUITE BATHROOM White low level WC and pedestal wash hand basin. Attractive tiled splashbacking. Quadrant shower cubicle with "rain" shower. Mirror fronted built-in storage cupboard. Opaque window to side.
BEDROOM 2 11' x 9'1" (3.35m x 2.77m). Double aspect room with windows to front and side. Pretty Victorian cast iron fireplace.
BEDROOM 3 9'9" x 9'2" (2.97m x 2.8m). Built-in wardrobe. Window with views to side. Pretty Victorian cast iron fireplace.
FAMILY BATH/SHOWER ROOM 8'6" x 7'11" (2.6m x 2.41m). Laminate wood floor. Opaque window. Tiled splashbacking, and pine painted matchboarding. Stainless steel multi-rung radiator/towel rail. Quadrant shower cubicle. 3 piece white suite including an eye-catching contemporary bath with "Victorian style" tap shower fitting.
Recently fitted carpets extend over the stairs, First Floor Landing, and Bedrooms 2 & 3.
OUTSIDE The whole property extends to about 10 acres with the land extending to approximately 9, and the remaining acre comprising the farmhouse, gardens, outbuildings, and concrete yards. The approach from the road is over a sweeping stone drive with a large lawn to one side, and a nice mixture of hazel, willow, and laurel running along the other. From here, a multi-bar metal gate gives access to the "North field" which is crossed as shown on our Location Plan by a very rarely used public footpath. The drive terminates in a large concrete/stone yard providing extensive parking for numerous vehicles, horse box, caravan etc, and also gives excellent access to the range of outbuildings. Some of these could be suitable (subject to planning permissions) for a range of alternative uses. These comprise:
'A' TIMBER CLAD WORKSHOP & STORE 29' x 20' (8.84m x 6.1m). Light and power connected.
'B' ADJOINING IMPLEMENT SHED 30' x 23' (9.14m x 7m). Light and power connected.
'C' FORMER GARAGE 18' x 18' (5.49m x 5.49m). Light and power connected.
'D' FORMER DAIRY 25' (7.62m) x 10'6" (3.2m) with adjoining LEAN-TO divided in two with each section being about 9' (2.74m) x 4' (1.22m). Block built with conversion potential.
'E' FORMER DAIRY 15' x 14'9" (4.57m x 4.5m). Metal clad construction
'F' 3 BAY OPEN FRONTED POLE BARN 14' x 7' (4.27m x 2.13m).
'G' COVERED YARDS/BARNS 65' x 25' (19.81m x 7.62m). Very useful general purpose sheds with the largest being approx. 65' x 25' (19.8m x 7.62m).
WELL-APPOINTED DETACHED STATIC CARAVAN Of a "Carnaby Belvedere 352B" model. All services connected. Own parking area. Accommodation providing Open Plan Kitchen/Living Room, 2 Bedrooms, and a Bath/Shower Room.
The formal gardens of the house lie to the rear and comprise an expansive level lawn with trees and shrubs. The agricultural land wraps around the West side of the drive/outbuildings and comprises 2 large level fields which have been sub-divided into a number of paddocks/enclosures. It is bordered by a mix of traditional tree topped hedges and post/wire fencing. Adjoining the southern edge of the formal garden, and with its own access, a "horticultural area" has been established with ALUMINIUM FRAMED GREENHOUSE and TIMBER SHED. There are soft fruits including black and redcurrant, along with a most impressive array of strawberry plants with the fruit having been sold in local markets. 3 POLYTUNNEL FRAMES.
SERVICES Mains water and electricity. Private drainage. Oil fired boiler housed in the understairs cupboard in the Dining Room.
COUNCIL BAND Band 'D' (please note this council band may be subject to reassessment).
EPC RATING Rating E.
From the centre of Holsworthy proceed on the A388 North towards Holsworthy Beacon, and follow the road for approximately 2 miles. Higher Merryfield will then be found on your left hand side with a Bond Oxborough Phillips 'For Sale' notice clearly displayed.