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" SITUATED WITH PANORAMIC VIEWS, A 5 BEDROOM AOC FARMHOUSE BENFITING FROM A GOOD RANGE OF CLEAR SPAN AGRICULTURAL BUILDINGS AND 50 ACRES OF FARMLAND SET IN THE HEART OF NORTH DEVON. EASILY ACCESSIBLE FROM BARNSTAPLE, SOUTH MOLTON AND TORRINGTON.

SITUATION Bowling Green Farm lies on the edge of Yarnscombe a small rural village approximately 6 miles north-east of the market town of Torrington with a good range of shops and every day amenities. Barnstaple, North Devons regional centre provides the areas main shopping, business and commercial venues and lies approximately 7 miles to the north. Both Exmoor and Dartmoor are within easy motoring distance as are the famous sandy beaches of Croyde, Woolacombe and Saunton. Access to the North Devon Link Road can be found at South Molton and there is a mainline railway station at Umberleigh with regular services to Exeter and Barnstaple. DESCRIPTION The property is situated in an elevated position with wonderful panoramic views over un-spoilt rolling North Devon countryside in all directions with distant views of Exmoor. The property is south facing and benefits from light and spacious accommodation which is set out on reverse level to take full advantage of the surrounding views. It was formerly used as a B&B and is still laid out to reflect this. The property is approximately 30 years old and was constructed subject to an agricultural occupancy condition. Lying adjacent to the farmhouse is a range of useful agricultural buildings incorporating loose boxes, tack room and livestock housing. There is a car port adjacent office and store room. There are three blocks of agricultural land as per attached plan extending to nearly 50 acres made up of both arable and pastureland being level or gently sloping all with council lane access. ACCOMMODATION The accommodation is set out on reverse level.

Partly glazed front door to: ENTRANCE HALL With stairs for first floor. Patio door to garden. Radiator. Under stairs storage. BEDROOM 1 20'9 x 14'5 (6.32m x 4.39m) A large and spacious double aspect room with wonderful views to south and west. Two built-in storage cupboards. Radiator. TV point. Door to EN SUITE comprising panel enclosed bath with shower over. Pedestal wash hand basin with mirror over. Heated towel rail. Tiled surround with tiled flooring. Low level WC. Frosted window. BEDROOM 2 14'2 x 12'6 (4.32m x 3.81m) A similar sized double room with views to north and east. Radiator. TV point. Storage cupboard. Airing cupboard housing hot water cylinder. Door to EN SUITE/FAMILY BATHROOM comprising Spa style bath, low level WC, pedestal wash hand basin. Walk-in shower area. Heated towel rail. Tiled surround with laminate flooring. BEDROOM 3 11'6 x 10'10 (3.51m x 3.30m) A double room, south facing with good views. BEDROOM 4 14'9 x 10' (4.50m x 3.05m) A good sized double room facing south and west overlooking the garden. Storage cupboard with hot water boiler and electric meters. Radiator. Door to EN SUITE with rolled top panel enclosed bath with shower over. Pedestal wash hand basin with mirror over. Low level WC. Tiled surround with tiled marble effect flooring. BEDROOM 5 11'6 x 8'6 (3.51m x 2.59m) A single room with a pedestal wash hand basin, mirror over and a tiled splash back. Built-in storage cupboards. This room could be used as an office or study. UTILITY 19' 6'6 (5.79m 1.98m) Door to rear and further door to back stairs. Window to west overlooking the gravel turning area. Space for plumbing for washing machine and tumble dryer. A 1.5 bowl stainless steel sink unit with drainer, cupboards under and a wooden work surface over. Radiator. Door to Low level WC and a corner wash hand basin. FIRST FLOOR KITCHEN 21'7 x 13'9 (6.58m x 4.19m) Wooden flooring. A range of fitted units up and over. Space for fridge freezer. Integral appliances: Beco dishwasher, Hotpoint fridge, Indesit electric oven and grill. Baumatic gas hob with extractor hood over. Central island. Spotlights. uPVC door to a south facing decked balcony with spectacular views. The kitchen is open plan and extends into the dining/sitting room area. LOUNGE/DINING ROOM 23'3 x 20'10 (7.09m x 6.35m) A light and and spacious area with three west facing windows and a further window looking south. TV point. Two radiators. Door to hallway. Storage cupboard. Wall lights. LANDING Door to back stairs. Radiator. Large window over looking Taw Valley, storage cupboard SEPARATE WC Low level WC, corner wash hand basin. DINING ROOM 17'1 x 11'6 (5.21m x 3.51m) Double aspect with spectacular views to the Taw Valley and Exmoor. Spotlights. Window seat. Radiator. The room extends through to: DRAWING ROOM 20'8 x 17'6 (6.30m x 5.33m) A double aspect spacious room with views towards South Molton and Exmoor in the distance. Two radiators. Window seat. Large double doors to decked balcony. Feature built-in open fireplace with a brick surround and wooden mantel over. Tiled hearth. Door to landing. OUTSIDE The property is approached from the village over a shared driveway with a cattle grid and gated entrance leading to a well maintained gravel car parking and turning area. The garden is bordered by a wooden fence, is mostly laid to lawn and well maintained with beds of flowers, shrubs and trees. There is a vegetable patch. To the rear of the property is a gate and a gravel path leading round to the oil tank. FARM BUILDINGS & GARAGING A double CAR PORT of timber construction together with adjacent office and further storage. A good sized range of AGRICULTURAL BUILDINGS situated across the yard from the farmhouse measuring: 120ft x 30ft and 90ft x 45ft. The buildings are constructed of timber frame with galvaniprime cladding and roofing incorporating LIVESTOCK HOUSING in one section with adjacent fully cladded general purpose building currently used for STORAGE and STABLING. There is a POLYTUNNEL, VEGETABLE GARDEN and CHICKEN HOUSE to the rear of the above. LAND - 50 ACRES (EST) The land associated with the property is sub divided into three blocks which all lie adjacent to quiet country lanes. The land being level or very gently sloping and currently used for both arable and pasture. The land is separated into well maintained enclosures and have access to water supplies. The land is shown edged red on the attached plan. AGENTS NOTE There is a right of way for the neighbouring farmer to gain access to his field to the rear of the property and a public foot path running through part of the land. SINGLE PAYMENT SCHEME & ELS The Vendors have registered the Single Payment Scheme and the ELS. The registration for this will be handed over to the new owner on completion following the preparation of the relevant transfer documents. SERVICES Mains water, private drainage, oil fired central heating EPCs If you would like a copy of the full Energy Performance Certificate we can send this to you by request or it is available online at www.epcregister.com Reference No: 8189-6427-8500-7412-2906 FLOOR PLANS This plan is for illustrative purposes only. COUNCIL TAX BAND F Torridge District Council, Riverbank House, Devon EX39 2QG. Tel: 01237 428700 VIEWING Strictly and only by prior appointment through the Vendors sole Agents, Nancekivell & Co on 01769 574111 or out of hours Peter Nancekivell on 07970 288996. Prior to making an appointment to view we strongly recommend that you discuss any particular points which are likely to affect your interest in the property with a member of staff who has seen the property in order that you do not make a wasted journey. New room OMBUDSMAN We are full members of the Ombudsman for Estate Agents scheme, full details of which are held here at the office. MAPS & PLANS A plan, which is not to scale, is included with these sale particulars for identification purposes only. IMPORTANT NOTICE Nancekivell & Co, their clients and any joint agents give notice that:
(1) They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.
(2) Any areas, measurement or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Nancekivell & Co have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. Directions From M5 leave at Junction 27 (A361) to Barnstaple. At South Molton take the B3227 to Umberleigh. Turn right onto A377 and follow the road for 2.5 miles. Turn left to Yarnscombe. Follow signs to centre of village and turn left. Up a narrow lane between Court Cottage and Rose Cottage continue along this road where the name Bowling Green Farm is clearly displayed. You may download, store and use the material for your own personal use and research. You may not republish, retransmit, redistribute or otherwise make the material available to any party or make the same available on any website, online service or bulletin board of your own or of any other party or make the same available in hard copy or in any other media without the website owner's express prior written consent. The website owner's copyright must remain on all reproductions of material taken from this website. "