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" AN IMPRESSIVE GRADE II LISTED FARM HOUSE, OFFERING A WEALTH OF CHARM AND CHARACTER, IN GROUNDS APPROACHING ONE ACRE, WITH THE BENEFIT OF A CARAVAN CLUB LICENCE AND A SUBSTANTIAL RANGE OF OUTBUILDINGS.

RECEPTION PORCH, SITTING ROOM WITH INGLENOOK STYLE FIREPLACE, SEPARATE DINING ROOM, BREAKFAST ROOM, KITCHEN, REAR UTILITY PORCH, GROUND FLOOR BATHROOM/W.C., FOUR BEDROOMS/W.C/SHOWER ROOM, ON FIRST FLOOR, GAS FCH, EXTERNAL RANGE OF OUTBUILDINGS INCLUDING LARGE DETACHED GARAGE, WORKSHOP AND STABLE BLOCK.

DESCRIPTION AND CONSTRUCTION:-
Old Farm is a Grade II listed farm house part of which dates from 1650, with later additions in 1750. The present owners have resided in the property for the past 22 years and have significantly enhanced the property retaining much of its charm and character. The accommodation is both versatile and adaptable and incorporates a wealth of exposed beams, inglenook fireplace, original cast iron multi-panelled windows, clay tiled roof, combined with more modern kitchen and bathroom fitments, which provide comfortable living within delightful grounds approaching one acre, there are a range of outbuildings incorporating external gardeners cloakroom, triple stable block, dual log store, open fronted barn 4m head height, additional triple garage, formal gardens and paddock, which incorporate five caravan pitches with appropriate electrical supply.

AGENTS NOTE:- AN INTERNAL VIEWING OF THE PROPERTY IS STRONGLY RECOMMENDED, IN ORDER TO FULLY APPRECIATE THE QUALITY AND CHARACTER OF THIS PROPERTY.

SITUATION:-
Old Farm is located on the north eastern corner of Cowpitts Lane, literally yards within the confines of the New Forest National Park boundary. The gardens are predominantly on the northern and western side of the property, with dual vehicular access. The grounds approach one acre and have been delightfully landscaped to incorporate formal gardens and a paddock, which has the benefit of a Caravan Club Licence for which allows to up to 5 caravans, motor caravans or trailer tents at anytime. This facility is available all year around. Visitors to the site must be members of the caravan club, no caravan is allowed to stay for more than 28 days at a time, water and electricity have to be provided together with a chemical emptying facility. AGENTS NOTE: Whilst the Caravan Club Licence is an advantage to a number of homeowners, a purchaser/new owner is under no obligation to continue allowing caravaners/campers to stay on the premises.

Old Farm is set within the popular hamlet of Poulner, which has an infant and junior school, in addition to a range of shops and other facilities including Tesco's Convenience store and Post Office, doctors surgery and pharmacy, dentist, vet, London Tavern Public House, church together with a regular bus service. The market town centre of Ringwood is within a mile and a quarter offering a weekly street market and comprehensive shopping and leisure and educational facilities. The A.31 and A.338 are easily accessible providing transportational links to the main centres of Bournemouth (12 miles), Southampton (16 miles) and Salisbury (18 miles). The open New Forest is within one mile distant.

DIRECTIONAL NOTE:-
From the main Ringwood roundabout adjacent to the town centre car parks, leave in an easterly direction along the old Southampton Road, passing Carvers Recreation Field, proceed over the dual carriageway flyover, continue along Southampton Road pass directly over the first mini-roundabout and at the second mini-roundabout adjacent to the White Hart, turn left into Gorley Road, continue along the Gorley Road for approximately two thirds of a mile, take the sixth turning right into Cowpitts Lane immediately opposite Poulner Infant School, whereupon Old Farm is located on the left hand corner.

THE ACCOMMODATION COMPRISES:-

OAK FRONT DOOR WITH INSET GLAZED PANEL TO:

RECEPTION PORCH: Triple aspect to the south, east and west through leaded glazed windows set on a brick plinth. Two wall light points. Multi-panelled glazed internal door to:

SITTING ROOM: 25'8" (7.82m) into fireplace recess, narrowing to 23'2" x 12' (7.06m x 3.66m) at maximum points.

Aspect to the south. Original cast iron multi-panelled glazed windows with secondary glazing overlooking front garden. Feature inglenook fireplace with stone hearth and brick piers. Original beamed mantel. Inset feature bread oven. Cast iron wood burner with steel canopy hood above. Twin inset wooden seats. The chimney has a stone liner. To one side of the inglenook fireplace there is a further illuminated recess with stone floor. Feature beamed ceiling and matching timber supports. Part of which are the original timbers complimenting the cruck style inlay walls with brick and render. Two double panelled radiators. Security sensor. Four wall light points. T.V. aerial point. AGENTS NOTE:- The radiators are individually thermostatically controlled.

FROM THE SITTING ROOM, MULTI-PANELLED GLAZED INNER DOOR TO:

DINING ROOM: 13'11" x 12' (4.24m x 3.66m).

Dual aspect to the south and west with an original cast iron multi-panelled glazed window on the southern elevation which has secondary double glazing overlooking front garden. Red briquette facing fireplace with quarry tiled hearth, polished beamed mantel (currently not in use). Exposed beamed ceiling with contrasting timber uprights. Double panelled radiator with thermostatic valve. Two wall light points. Multi-panelled glazed inner door and step up to:

BREAKFAST ROOM: 14'8" x 10'1" (4.47m x 3.07m).

Triple aspect to the north, south and west with multi-panelled glazed windows in addition to multi-panelled double glazed, double opening casement doors on the western elevation providing views and access onto the surrounding gardens. Exposed beamed ceiling. Six inset recessed spot lights. Double panelled radiator. Thermostatic valve. T.V. aerial point. Multi-panelled glazed inner door to the north with concealed unit leaded double glazed window overlooking patio and rear garden.

KITCHEN: 14'1" x 7'8" (4.29m x 2.34m)

Extensive range of custom built kitchen units comprising wall to wall, roll top laminate work surface with inset one and a quarter bowl single drainer stainless steel sink unit with h and c monoblock. Comprehensive range of double floor storage cupboards which also incorporate in "Indesit" dishwasher. Inset "Zanussi" double oven with storage cupboard beneath. Display plinth above. Matching wall to wall, roll top laminate work surface with further range of drawers and floor storage cupboards. Inset "Zanussi" ceramic four burner hob. Integrated refrigerator with storage cupboard above. "Gloworm Micron" gas fired boiler supplying domestic hot water and water for central heating radiators with contrasting cruck style wall. Nine recessed down lights. Ceramic tiled floor. Extractor fan and light dimmer switch. Timber door to:

OPEN PLAN STUDY AREA/REAR HALL: 14'10" x 10' (4.52m x 3.05m). Aspect to the north. Leaded sealed double glazed window overlooking patio and rear garden. Radiator with thermostatic valve. Telephone connection. Exposed timbered ceiling with contrasting cruck style wall. Security sensor. Alarm control panel. Three wall light points. Smoke detector. Timber door leading to:

GROUND FLOOR BATHROOM: 11'7" x 7'10" (3.53m x 2.39m).

Dual aspect to the north and east. Frosted leaded double glazed window. White suite comprising scolloped edged bath with ceramic tiled wall surround. Wash basin set in wall to wall vanity unit with range of floor storage cupboards. Low level w.c. with concealed cistern. Ceramic tiled splash back. Extractor fan. Double panelled radiator. Thermostatic valve. Beamed ceiling with cruck style wall. Four recessed down lights.

FROM THE REAR HALL, PART LEADED GLAZED TIMBER FRAMED INTERNAL DOOR TO:

UTILITY ROOM: 9'6" x 5'8" (2.9m x 1.73m). Triple aspect to the north, east and west. Feature oriel double glazed window on the northern elevation overlooking rear garden. Leaded double glazed back door on the eastern elevation giving access to patio and sideway. Wall to wall, roll top laminate work surface with inset single bowl, single drainer stainless steel sink unit. Floor storage cupboard and adjoining recess for washing machine with plumbing connection. The work surface extends on the return wall and incorporates floor storage cupboards plus tumble dryer recess with external vent. Recess for chest freezer. Ceramic tiled floor. Strip light.

FROM THE OPEN TREAD STRAIGHT FLIGHT STAIRCASE TO:

GALLERIED LANDING:

Timber ceiling with cruck style walls. Aspect to the north. Leaded double glazed window providing panoramic view over the adjoining grounds. Single panelled radiator with thermostatic valve. Security sensor. Wall thermostat for central heating. Smoke detector.

FROM THE LANDING, ACCESS TO:

INNER LANDING: Timber ceiling. Timber door leading to:

PRINCIPAL BEDROOM: 13'10" x 11'8" (4.22m x 3.56m).

Aspect to the south and west. Original cast iron multi-panelled glazed window with double secondary glazing overlooking front garden. Timber ceiling with contrasting cruck style wall. Double panelled radiator with thermostatic valve. Three wall light points.

FROM THE INNER LANDING, TIMBER DOOR TO:

SHOWER ROOM: Aspect to the west. Secondary glazed window overlooking side garden. White suite comprising fully tiled shower cubicle with fitted "Essentials" shower unit. Close coupled low level w.c. with scolloped edge fittings. Matching pedestal wash basin with fully tiled splash back. Extractor fan. Wood laminate floor. Single panelled radiator with thermostatic valve. Double built-in airing cupboard housing factory sealed hot water cylinder with fitted immersion heater.

FROM THE MAIN LANDING, DOOR TO:

BEDROOM 2: 13'3" (4.04m) narrowing to 11'7" x 10'2" (3.53m x 3.1m). Aspect to the south. Original cast iron multi-panelled glazed window with secondary glazing overlooking front garden. Timber ceiling with contrasting cruck style wall. Double panelled radiator with thermostatic valve. Range of built-in bedroom furniture incorporating central dressing table unit with nest of drawers and floor storage cupboards. Open fronted shelved display unit. Concealed lighting. Half height double built-in wardrobe with hanging rail.

FROM THE MAIN LANDING, DOOR TO:

BEDROOM 3: 12'2" x 9'11" (3.71m x 3.02m). Aspect to the south through original cast iron multi-panelled glazed window with secondary glazing overlooking front garden. Timber ceiling with contrasting cruck style wall. Double panelled radiator with thermostatic valve. Recessed display area with fitted desk unit and shelving. Three wall light points.

FROM THE MAIN LANDING, DOOR TO:

BEDROOM 4: 12'7" x 7'11" (3.84m x 2.41m) at maximum points. Aspect to the east through triple glazed window overlooking sideway and driveway. Exposed timber ceiling with contrasting cruck style wall. Without loss of measurement to the room. Single built-in wardrobe currently shelved. Single panelled radiator with thermostatic valve.

OUTSIDE:
The property is set in grounds of just under one acre. The front garden on the southern side of the property abuts Cowpitts Lane, vehicular access is given across a tarmacadam driveway with off road parking for several cars, which in turn gives access to a:

DETACHED GARAGE BLOCK: 5.3m

(17' 5") x 7.8m

(25' 7") depth. Twin wooden double opening doors independent alarm system for the garage and adjacent workshop to the rear. Suspended ceiling with concealed lighting. Electric light and power. Glazed side door to garden. Adjacent to the garage block there is a raised sun deck with an attached OPEN FRONTED LOGGIA/PERGOLA and incorporates a barbecue area. To the rear of the garage there is a TIMBER WORKSHOP: 7.2 m

(23' 7") x 3.2m

(10' 6"). Timber framed construction with timber cladding. Plastic coated steel vaulted ceiling. Electric light and power. Alarm system. To the rear of the workshop there is a TRIPLE STABLE BLOCK: With individual stable measurements of 3.75 m

(12' 4") in width x 3.35 m

(11') in depth. With electric light and power. Adjoining DOUBLE LOG SHED: Having an external length of 7.25m

(23' 9") x 3.5m

(11' 6") in depth. OPEN FRONTED TIMBER BARN: External measurements 8.65m x 4.6m

(28' 5" x 15' 1"), with a roof height of 4.5m

(14' 9"). Electric light and power. Substantial DETACHED GARAGE: 6.2 m

(20' 4") x 7.7 m (25' 3") in depth. Double opening door. Independent alarm. Electric light and power.



Double opening timber gates giving access on the western side of the property via an independent tarmacadam driveway with ample parking and turning for a number of vehicles, which in turn gives access to the rear area of ground, denoted by post and rail fencing. A six bar gate which leads to the rear paddock which has a caravan club licence for a maximum of five pitches at anyone time. This area has been extremely well enclosed close boarded wooden fencing on the northern and eastern boundaries, adjacent to the stable block and log stores. A mature 8' (2.44m) high laurel hedge denotes a boundary on the western side. Within the confines of the grounds there are a substantial array of specimen trees. The formal gardens, which are immediately adjacent to the property are predominantly on the northern and western side with shaped areas of lawn, bounded by a variety of specimen shrubs and trees. Feature raised shrub border with a variety of evergreens, there is an attractive pea shingle patio area, running along the perimeter of the property with a variety of inset stone slabs, which lead to a pedestrian access to the eastern driveway. On the eastern side of the property there is a brick built porch. External gardeners w.c. which incorporates a white suite. Close coupled low level w.c. with corner wash basin. Ceramic tiled splash back and store cupboard. Ceramic tiled floor and electric light. There is also an external EQUIPMENT STORE: With external measurements of 2.4m x 1.77m

(7' 10" x 5' 10"). The whole of the rear garden is extremely well enclosed and offers a high degree of privacy. Three outside taps.

COUNCIL TAX BAND: G SERVICES: All mains available.

THE PROPERTY MISDESCRIPTIONS ACT 1991
The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A Buyer is advised to obtain verification from their Solicitor or Surveyor. References to the Tenure of a Property are based on information supplied by the Seller. The Agent has not had sight of the title documents. A Buyer is advised to obtain verification from their Solicitor. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. Buyers must check the availability of any property and make an appointment to view before embarking on any journey to see a property. "