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" Set in grounds of 9.4 ACRES sits this unique BARN CONVERSION offering 4 5 BEDROOM, 2 3 RECEPTION and 3 BATHROOM accommodation, formal GARDENS AND GROUNDS incorporating mixed WOODLAND and LAKE with jetty. Stunning ORANGERY with ATRIUM ROOF.

This exceptional residence was originally converted around 1992 and then, more recently, extended and substiantially renovated now providing generous and flexible family living accommodation. The current vendors have meticulously cared for and presented the stunning accommodation which boasts many attributes. As you walk into a welcoming entrance hall, bedroom 5 snug study and a shower room, giving those looking for a dependent relative or to work from home various options of versatility. The characterful sitting room has an attractive fireplace housing a multi fuel stove and doors which lead into the stunning orangery with atrium roof and superb views over the landscaped gardens. From the hall a door leads into the kitchen diner which is ‘the heart of the home‘ with solid handmade bespoke units, large central island and all under granite worktops. A superb Aga style range and walk in pantry will appeal to the keen cook of the family. From here a useful boot room leads to the utility room, cloakroom and rear porch to the gardens. On the first floor of this beautiful home is a master suite with a triple aspect bedroom to enjoy the views, dressing room and en suite bathroom. There are three further double bedrooms and family bathroom. The whole is complemented by many character features including exposed timbers, solid oak latch doors and stable doors, window seats and deep sills and bespoke oak bookcases. Combining character with contemporary yet blended sympathetically this home boasts low energy led lighting, underfloor heating in some rooms, oil fired central heating and back up solar hot water from privately owned panels.

Outside, approached down a 1 3rd of a mile long private tree lined lane, shared with only a small cluster of properties, this quietly positioned home offers much privacy and seclusion. The front enclosed courtyard provides off road parking with a car port and 2 loose box stables with currently used as storage, further garden store. A former m nage could easily be re instated if required. To the rear of the house are the exceptionally well landscaped gardens which include a fruit and vegetable garden with raised beds, fruit cage and stunning victorian style greenhouse. The remainder of the formal gardens are laid to lawn with summerhouse for those al fresco evenings or cool summer afternoons, extensive sandstone patio, accessed from the kitchen or the orangery. The land, predominantly of mixed native woodland with mowed pathways meander down to the culm grass area, stream boundary and a lake with Jetty, frequently visited by Wild Canada Geese and ducks. To the top of the land is a detached timber farm shed. The whole is a haven for a variety of wildlife such as Deer, Pheasant and Kingfisher, with breath taking countryside views. The curtilage of the property extends to approximately 9.4 acres, however a further 5 acres of south facing pastureland is available by separate negotiation.

Location The property is located in an idyllic setting within its own grounds bordering unspoilt rolling Devon countryside. Being approximately four miles from the village of Ashwater with a shop post office, a public house, primary school, church and a village hall. The village of Halwill Junction is approximately the same distance and the market town of Holsworthy is seven miles which offers a larger range of amenities including Waitrose, a leisure centre and schools. Okehampton, Launceston and the Cornish Coastal town of Bude are approximately fifteen miles respectively and all offer a comprehensive range of amenities and leisure facilities, with Okehampton having direct access onto the A30 and train links.

The Accommodation Oil fired central heating, underfloor where indicated and hardwood double glazed throughout, comprises; all measurements are approximate

Entrance Hall 3.99m x 3.99max. 13‘1 x 13‘1 ax. Half glazed stable door into wide welcoming hall. Stairs to first floor. Exposed beam. Doors to;

Bedroom 5 Snug Study 4.1m x 4.26m Double aspect with deep sills. Radiator with cover. Book shelving. Built in wardrobe with solid oak twin doors. Exposed beam.

Ground Floor Shower Room 2.63m x 1.79m Electric underfloor heating. Large walk in shower, mains fed rainfall and detachable shower heads. Chrome heated towel rail. Vanity basin with cupboards below. Low level WC, concealed flush. Illuminated heated mirror. Extractor fan. Fully tiled walls. Recessed shelving.

Sitting Room 8.16m x 4.41m Double aspect to front and rear, deep sills and window seat to rear. Brick fireplace housing Clearview multi fuel wood burner, heavy timber mantle, slate hearth. Exposed beams. Corner bespoke oak fitted unit comprising book shelving, display shelves and storage cupboards. French doors lead into;

Orangery 4.92m x 4.60m Atrium roof and glazed windows with double opening doors into the gardens. Exposed stonework to one wall with niche alcoves. Engineered oak flooring with underfloor heating. A stunning room to enjoy the beautiful outlook over the gardens.

Kitchen Breakfast Room 6.10m x 5.12m Double aspect to side, patio doors overlooking rear gardens. Striking two tone, bespoke Oak fitted kitchen with range of wall and base units, illuminated display units and shelving. Belfast twin sink with mixer tap. Integrated appliances include dishwasher and fridge freezer. Everhot Electric Aga with 3 ovens, hot plates and induction ceramic hob. All complemented by granite worktops with matching upstands and central island with granite top, inset circular sink, cupboards and pan drawers below with power sockets. Tiled splashback to wall behind Aga with superb canopy extractor over. Walk in PANTRY with automatic lighting, slate worksurface and shelving. Underfloor heating. Under unit led lighting. Half glazed stable door into

Boot Room 3.04m x 1.56m Stable door to outside. Coat rail and shelf. Underfloor heating extends from this room into the;

Utility Room 3.09m x 2.82m Stable doors from the boot room and to the rear. Range of wall and base units under roll edge work surface with matching upstands, incorporating corner ceramic sink. Space and plumbing for automatic washing machine and tumble dryer. Shelving to one wall for boots storage.

Cloakroom Low level WC with concealed flush. Vanity wash basin with cupboard unit below. Chrome heated towel rail. Brick tiling to walls. Floor mounted Grant oil fired BOILER supplying central heating and hot water.

Rear Porch Opening out onto the rear garden. Log storage. Oak seat.

First Floor Landing Window to front at floor level. Wide landing area. Display shelf. Access to loft space. WALK IN STORE with shelving. Exposed roof trusses. Door leading to;

Master Suite With Lobby To;

Bedroom 5.92m x 3.68m Being triple aspect enjoying views over the gardens and surrounding countryside. Opening leads to the;

Dressing Room 3.18m x 1.77m Range of hanging and shelving with drawers below and built in wardrobe.

En Suite Bathroom 2.92m x 2.71mmax. Overlooking the gardens and countryside beyond. Bath with mains fed shower over. Low level WC with concealed flush. Vanity basin with cupboards below. Illuminated heated mirror. 2 chrome heated towel rails. Built in airing cupboard with slatted shelving, hot water cylinder, controls for hot water solar panels, storage cupboard above. Extractor fan.

Bedroom 2 4.18m x 3.92m Enjoying superb views. Range of built in wardrobes to one wall. Display shelf. Exposed roof truss.

Bedroom 3 4.35m x 3.98mmax. Range of built in wardrobes to one wall with storage above and display shelves. Book shelving.

Bedroom 4 4.37m x 2.38m Window at floor level. Range of built in wardrobes to one wall. Book shelving. Exposed roof truss.

Bathroom 2.97m x 2.24mmax. Comprising bath with mains fed shower over, corner taps. Vanity basin with cupboard, illuminated heated mirror above. Low level WC with concealed flush. Chrome heated towel rail on timer. Extractor fan. Exposed stonework to one wall. Exposed roof truss. Tiling to walls. Built in shelved linen cupboard with timer controls, tubular heater.

Outside Approached via a 1 3rd of a mile long private tree lined lane, shared with only a small cluster of properties, which leads to an area within the concrete yard offering parking and private timber gate entrance into a walled, enclosed courtyard providing further off road parking. Outside taps, lighting and power sockets.

Carport And Stables 8.82m x 5.01m Incorporating 2 LOOSE BOXES, currently used for storage. Light power connected. Window. Concrete floor. From one loose box a door leads to the rear, where the OIL STORAGE TANK is located.

Tool Shed 2.74m x 2.45m Light power connected. Window. Housing BORE HOLE filtration unit.

Former Menage This former M nage could be re instated if required. Currently used to house Chickens. Wild Flower Meadow.

Formal Gardens Exceptionally well landscaped gardens, with extensive lawns, an abundance of mature trees and shrubs and for those seeking self sufficiency a very productive FRUIT AND VEGETABLE GARDEN with a 4.5m x 4m FRUIT CAGE with various mixed berrires. Raised vegetable flower beds and Lily Pool. Compost Bins. Stunning VICTORIAN STYLE GREENHOUSE with power connected and provision for water to be connected. Self opening windows. The remainder of the formal gardens are laid to lawn with SUMMERHOUSE. An extensive sandstone patio can be accessed from the Kitchen or the Orangery.

The Land From the gardens, a path, or vehicle access to the front of the house leads through a five bar gate, into the main field, predominantly of mixed native woodland. Various mowed pathways meander down to the Culm Grass area and to the LAKE with Jetty, frequently visited by wildlife including deer, badger, hedgehog, fox and many species of bird such as owls and kingfisher. Bordered by a stream to the lower boundary. To the top of the land is the;

Detached Timber Farm Shed 6.16m x 5.50m

Services Mains Electricity. Private Bore Hole Water. Private Drainage. Fibre Broadband. Privately owned hot water solar panels.

Local Authority Torridge District Council. Council Tax Band D.

Agents Note We have been informed by the vendor that a further 5 ACRES of neighbouring south facing pastureland is available by separate negotiation.

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