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"A substantial, well presented and very spacious modern country house with a large entrance hall, 25' sitting and drawing rooms, dining room, study, kitchen/breakfast room and utility room. On the first floor there is a master bedroom with en suite bathroom, 4 further bedrooms and a family bathroom. Set in approximately 4.5 acres of gardens and grounds with an attached double garage and a range of useful modern outbuilding, paddocks and pond. The property enjoys far reaching countryside views.

SITUATION The property is located off a quiet country lane approximately 1 mile from the village of Highampton and approximately 10 miles from the centre of the market town of Holsworthy. Holsworthy provides a comprehensive range of domestic, commercial and leisure facilities including 18 hole golf course, medical centre, swimming pool and a wide variety of independent retailers and businesses surrounding the town's square where a weekly market is still held every Wednesday. Okehampton is approximately 11 miles away and offers a variety of individual shops and choice of three supermarkets, with a modern hospital - incorporating a minor injuries unit - and a medical centre, a range of recreational facilities and education establishments including primary and secondary schools and a college. The market town of Hatherleigh, situated 4 miles away, has a variety of individual shops and holds a weekly farmers market with chattels and livestock auctions. Access to the A30 dual carriageway at Okehampton and A39 Atlantic Highway at Bude and Bideford provide valuable links with a wide variety of alternative towns, villages and places of interest, including the cathedral cities of Truro and Exeter, the latter providing airport, motorway and rails links. DESCRIPTION The property is accessed off the parish lane (no through road) via a gated entrance with remote controlled electrically operated wrought iron gates, opening onto a wide gravelled driveway, flanked on the left hand side by lawned gardens and to the right by an enclosed paddock. The drive leads to the large gravelled parking area to the front of the house and garage.
Primrose Farm has a substantial well presented and very spacious modern country house with a large entrance hall, 25' sitting and drawing rooms, dining room, study, kitchen/breakfast room and utility room. On the first floor there is a master bedroom with en suite bathroom, 4 further bedrooms and a family bathroom. Set in approximately 4.5 acres of gardens and grounds with an attached double garage and a range of useful modern outbuilding, paddocks and pond. The property enjoys far reaching countryside views.
COMMUNICATION Road - the A30 (dual carriageway) from Okehampton provides easy access to Exeter and the M5 motorway.
Rail - regular intercity services operate from Exeter to London (Paddington) and via Salisbury to London (Waterloo).
Ferry - ferry services operate from Plymouth to northern France and northern Spain.
Air - Exeter International Airport provides flights to the Isles of Scilly, Channel Islands, Ireland, Scotland and a number of continental destinations. Plymouth Airport offers flights to London Gatwick and other numerous destinations.
RECREATION Water - Sailing is available at Roadford Lake, Padstow, Fowey, Plymouth and various other harbours along the south coast. There are delightful beaches on the North Cornish coast including Widemouth Bay, Trebarwith, Polzeath, Harlyn Bay and Constantine Bay.
Horse Riding & Walking - Horse riding is accessible via bridleways and country lanes in the area. The South West Coastal Footpath also offers scenic walking, and further walking and riding are available on Bodmin Moor and Dartmoor.
Golf - Golf courses can be found at Holsworthy, Bude, Okehampton, Stover, Torrington, Launceston, Tavistock and St Mellion.
THE ACCOMMODATION Dark brown wood effect uPVC double-glazed door opening into: GALLERIED ENTRANCE HALL 4.36m(14'4'') x 3.20m(10'6'') Karndean wooden dark brown Davinci flooring, radiator, wall and ceiling lighting, BT point, stained-glass porthole style window to the front elevation, door to understairs storage cupboard, staircase rising to the first floor and doors leading off to: SITTING ROOM 7.88m(25'10'') x 3.97m(13'0'') Karndean wooden dark brown Davinci flooring, radiator, dado rail, wall and ceiling lighting, television and Sky aerial points, open fireplace with wooden surround and mantelpiece above with inset marble effect surround, dark brown uPVC wood effect window to the front elevation and dark brown uPVC wood effect double-glazed sliding patio doors leading to the rear patio. DRAWING ROOM 7.88m(25'10'') x 6.06m(19'11'') Karndean wooden dark brown Davinci flooring, radiators, wall lighting, dado rail, smoke alarm, Sky aerial points, two dark brown uPVC wood effect double-glazed sliding patio doors leading to the rear patio. DINING ROOM 3.68m(12'1'') x 3.36m(11'0'') Ceiling and wall lighting, radiator, smoke alarm, dark brown uPVC wood effect double-glazed window to the front elevation. KITCHEN/BREAKFAST ROOM 5.66m(18'7'') x 4.22m(13'10'') Range of fitted wall and base units under polished granite work surfaces with an inset Franke stainless steel twin sink with stainless steel mixer taps, built-in Miele dishwasher, built-in fridge and freezer, Rangemaster range cooker with five burner LPG hob and electric hot plate and two electric ovens with a Rangemaster hood above with three-speed extractor fan and lighting, slate tiled floor, central ceiling fan, recessed ceiling spotlights, radiator, tiled splashbacks, dado rail, dark brown uPVC wood effect double-glazed window to the side and rear elevation, timber framed glazed doors leading to: STUDY 3.25m(10'8'') x 2.07m(6'10'') Radiator, BT point, broadband, doors to built-in cupboard, dark brown uPVC wood effect double-glazed window to the front elevation. UTILITY 3.18m(10'5'') x 3.16m(10'4'') Range of fitted wall and base units under polished granite work surfaces, inset Franke stainless steel sink with stainless steel mixer taps, tiled splashback, radiator, wall mounted coat hooks, central heating and hot water control unit, dark brown uPVC wood effect double-glazed windows to the front and rear elevations, dark brown uPVC wood effect double-glazed door leading to: CLOAKROOM Slate tiled floor, low-level WC, wall mounted wash hand basin with tiled splashback, dark brown uPVC wood effect obscure double-glazed window to the rear elevation. REAR ENTRANCE HALL Slate tiled floor, wall mounted coat hooks, timber door to the double garage, dark brown uPVC wood effect double-glazed doors to the front and rear elevations, fire doors leading to: DOUBLE GARAGE 7.18m(23'7'') x 6.25m(20'6'') Up-and-over Crawford Automatic 100 electrically operated garage door, wall mounted consumer unit, Camray2 Bolter oil fired boiler providing domestic hot water and central heating, space and plumbing for washing machine and tumble dryer, access hatch with pull down folding ladder leading to: GARAGE FIRST FLOOR/STORAGE 7.15m(23'6'') x 4.70m(15'5'') Fully boarded, restricted headroom into the eaves, two double-glazed Velux windows to rear elevation GALLERIED LANDING Radiator, smoke alarm, dark brown uPVC wood effect double-glazed sliding door leading on to the balcony with views over the front garden and surrounding countryside beyond, doors leading off to: MASTER BEDROOM 5.50m(18'1'') x 3.96m(13'0'') Range of fitted wardrobes, drawer units, dressing table and fitted bedside cabinets on either side of the bed recess with fitted over-lockers, surface mounted ceiling spotlights, television and Sky aerial points, dark brown uPVC wood effect double-glazed windows to the front and side elevations, door leading to: EN-SUITE 3.97m(13'0'') x 2.28m(7'6'') Low-level WC, pedestal wash hand basin, panelled corner bath, built-in fully tiled shower cubicle housing the Mira Excel power shower, tiled walls to dado height, fitted shelves, surface mounted ceiling spotlights, wall lighting and shaving mirror, dark brown uPVC wood effect obscure double-glazed window to the rear elevation, doors to: AIRING CUPBOARD Housing the factory lagged hot water cylinder with electric emersion and wooden slatted shelves above. BEDROOM 4 3.92m(12'10'') x 4.91m(16'1'') Radiator, television and Sky aerial points, doors to eaves storage, built-in wardrobe with hanging rail and light, dark brown uPVC wood effect double-glazed window to the rear elevation. BEDROOM 5 4.91m(16'1'') x 3.90m(12'10'') Radiator, smoke alarm, television aerial point, doors to eaves storage, built-in wardrobe with hanging rail and light, dark brown uPVC wood effect double-glazed window to the rear elevation. WALK-IN AIRING CUPBOARD Housing the factory lagged hot water cylinder with electric emersion heater and fitted slatted wooden shelving. FAMILY BATHROOM Low-level WC, pedestal wash hand basin, panelled bath with mixer taps and hand-held shower attachment, shower cubicle with tiled surround housing the Mira Excel power shower, shaver point, shaving mirror, radiator, walls tiled to dado height, dark brown uPVC wood effect obscure double-glazed window to the rear elevation. BEDROOM 2 4.22m(13'10'') x 4.21m(13'10'') Radiator, television and Sky aerial points, loft access hatch, dark brown uPVC wood effect double-glazed window to the front elevation. BEDROOM 3 3.68m(12'1'') x 3.53m(11'7'') Radiator, dark brown uPVC wood effect double-glazed sliding doors lead on to the balcony with views over the front garden and surrounding countryside beyond. GARDENS The gardens surround the house and are mainly laid to lawns with various flowerbeds and borders stocked with a variety of specimen trees and shrubs. GARDEN SHED 3.82m(12'6'') x 2.76m(9'1'') Aluminium framed construction with aluminium cladding with twin sliding doors to the front, concrete floor, fully lined walls with power and light connected. GREENHOUSE 2.44m(8'0'') x 1.83m(6'0'') Aluminium framed with sliding door, concrete floor and aluminium staging. THE LAND An open level paddock adjoins the gardens and buildings, enclosed on the boundary with stock proof fencing. At the far end of the paddock is a pond stocked with a variety of aquatic plants. A further paddock is located to the right of the driveway which benefits from a separate gated entrance from the parish lane and continues to the outbuildings and rear paddock. GENERAL PURPOSE BUILDING 24.35m(79'11'') x 18.00m(59'1'') Formerly used as a deep litter poultry unit, of timber frame construction with timber and cement fibre cladding, aluminium corrugated sheet roof, water, power and light connected. LEAN-TO STORAGE BUILDING 4.30m(14'1'') x 4.40m(14'5'') Timber frame construction galvanised steel corrugated sheet cladding and roof, concrete floor, power and light connected. GENERAL PURPOSE BUILDING 12.90m(42'4'') x 5.58m(18'4'') Concrete block cavity wall construction, concrete floor under a corrugated sheet roof, water, power and light connected, uPVC double-glazed windows to the front and rear elevations, aluminium framed single-glazed window to the side elevation, pedestrian access door to the side elevation, and two pedestrian access and vehicular access doors to the front elevation. To the rear of the building is a small Lean-to 1.12m x 0.96m

(3'8 x 3'2) housing the WC. Water, power and light connected. A separate septic tank services this building.
The local planning authority has indicated that this building has potential for conversion into a holiday unit, subject to the relevant planning consent. GERERAL PURPOSE BUILDING 34.67m(113'9'') x 13.60m(44'7'') Formerly a deep litter poultry unit and divided into three bays. Water, power and light connected. BAY 1 18.23m(59'10'') x 13.60m(44'7'') Vehicular and pedestrian access doors to the side elevation. Water, power and light connected. BAY 2 13.60m(44'7'') x 2.90m(9'6'') Wall mounted electric control unit, wall mounted wash hand basin, water, power and light connected, pedestrian access door to the front elevation and two further internal doors leading off to Bay 1 and Bay 3. BAY 3 13.54m(44'5'') x 13.60m(44'7'') Two pedestrian and vehicular access doors to the front elevation, timber frame construction, wooden cement fibre cladding under a corrugated sheet roof with water, power and light connected. GENERAL PURPOSE BUILDING 14.81m(48'7'') x 12.42m(40'9'') Timber frame and pole construction, corrugated galvanised steel and cement fibre cladding under a corrugated galvanised steel sheet roof, concrete floor, power and light connected. GERNERAL PUPOSE BUILDING 23.77m(78'0'') x 10.30m(33'10'') Timber frame construction with box profile sheet and cement fibre cladding under a box profile sheet roof, concrete floor, power and light connected. GENERAL PURPOSE BUILDING 20.63m(67'8'') x 4.36m(14'4'') Open fronted barn divided into 4 bays, of pole and timber frame construction with corrugated galvanised sheet cladding and roof. SERVICES Water - Mains water.
Drainage - Private drainage.
Electricity - Mains electricity.
Heating - Oil-fired central heating.
Telephone & Broadband - BT connection.
EASEMENTS AND BOUNDARIES The property is sold subject to and with the benefit of all outgoings, rights of way, easements and wayleaves there may be, whether mentioned in these general remarks and stipulations or particulars of sale or not. PARTICULARS AND CONDITIONS All figures, measurements, floor plans and maps are for guidance purposes only. They are prepared and issued in good faith and are intended to give a fair description of the property but do not constitute any part of any offer or contract. AGENTS NOTES None of the services or appliances, plumbing, heating or electrical installations have been tested by the selling agent. Any maps used on the details are to assist identification of the property only and are not an indication of the actual surroundings, which may have changed since the map was printed. None of the statements contained in these particulars as to this property are to be relied on as statements or representations of fact. There are numerous power points throughout the property although not individually listed. LOCAL AUTHORITIES Torridge District Council, PO Box 24, Bideford, Devon EX39 2YS. Tel: 01237 428700
Western Power Distribution, Avonbank, Feeder Road, Bristol BS2 0TB. Tel: 01179 332000.
South West Water, Peninsula House, Rydon Lane, Exeter, Devon EX2 7WP. Tel: 0800 1691144.
VIEWING ARRANGEMENTS Strictly by arrangement with D. R. Kivell & Partners. Tel: 01822 810810. Floor Plan Disclaimer.
These plans are set out as a guideline only and should not be relied upon as a representation of fact. They are intended for information purposes only and are not to scale.
These particulars, whilst believed to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firms employment has the authority to make or give any representation or warranty in respect of the property.
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