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" A former farmhouse situated in this highly sought after village. It stands well within half acre gardens that border fields with stunning estuary and countryside views. In need of complete refurbishment this 7 bedroom property with annexe potential is a true gem. No Onward Chain. Public auction (unless sold) ?325,000 -?350,000. Auction 10th June 2015. EPC Band G.

SITUATION & AMENITIES The property is situated on on the outskirts on the highly popular coastal village of Westleigh. The village itself has a renowned village pub, church and village hall. The village is surrounded by countryside and within easy reach (1.4 miles) from the sandy beach at Instow and all of the amenities that this highly popular village has to offer. These include a hotel, local shop, delicatessan, galleries, various public houses, restaurants, primary school, church, sailing club and access to the Tarka Trail which affords excellent walks with superb cycle rides. The port and market town of Bideford sits on the banks of the River Torridge approximately 2.5 miles away and offers an excellent range of amenities including banks, butchers, bakeries, various shops, pubs and restaurants, places of worship, schooling for ages (public and private) and three supermarkets. The regional centre of Barnstaple is approximately 9 miles away and offers all the area's main business, shopping and commercial venues. There are good transport opportunities via the A361 which connects to the motorway network via Junction 27 of the M5 or via rail and the Tarka Line. DESCRIPTION An opportunity to acquire this substantial period former farmhouse situated in this highly sought after village location of Westleigh set in generous gardens that amount to 0.48 acres. The property has been in the same family for some 47 years and offers the perspective purchaser a blank canvas to create a unique property as its in need of refurbishment and updating. At present, the accommodation on offer is spacious and adaptable with five Bedrooms and attached self-contained one Bedroom Suite to the southern side of the property. To the northern side of the property, is attached stone and cob barn which could also be adapted into ancillary accommodation or holiday unit subject to planning permission. As properties of this nature very rarely become available, we are offering this home for sale through Public Auction. The auction date is 10th June 2015. The accommodation, with approximate dimensions, is more clearly identified on the accompanying floorplan, but comprises; ENTRANCE Via wooden door to: ENTRANCE PORCH Window to side, door to: HALLWAY Window to front, exposed beams, under stairs storage cupboard, single panelled radiator. Doors to: LIVING ROOM Windows to side and rear, open inglenook fireplace with wooden mantle and bread oven, flagstone flooring, patio door to Garden, two radiators. DINING ROOM Windows to side and rear, stone open fireplace, built in storage cupboard, wood panelled wall, double panelled radiator. RECEPTION ROOM/ BATHROOM This room is currently set up as a Bath and Shower Room, windows to sides, double panelled radiator, panelled bath, WC, pedestal hand basin, shower cubicle, bottle gas fireplace with wooden mantel. Doors to: REAR LOBBY Leads to Outside. Stairs rising to First Floor (described later). KITCHEN Window to front, stainless steel sink, double drainer, range of wall and floor units, double panelled radiator. Door to: UTILITY ROOM Window to front, floor mounted oil fired boiler providing domestic hot water and heating for the property. Door to: HALLWAY Door that leads to the front of the property. OFFICE/ STUDY Window to side with estuary view, exposed ceiling beams, exposed stone wall. BATHROOM Window to rear, double panelled radiator, pedestal wash hand basin, bath and low level WC. UPSTAIRS LANDING Windows to front, exposed beams, doors to: BEDROOM 1 Windows to side and rear, exposed beams, double panelled radiator. BEDROOM 2 Window to side with estuary views, double panelled radiator, built in cupboards. BEDROOM 3 Window to front, double panelled radiator. Door to: BATHROOM Exposed beams, window to rear, double panelled radiator, three piece coloured suite comprising of low level WC, pedestal hand basin, panelled bath. BEDROOM 4 Window to side, sink, stone open fireplace. Door to: BEDROOM 5 Window to rear, door to front with steps which lead down to the front courtyard. Doors to: BEDROOM 6 With distant estuary views, walk-in wardrobe, door to: BATHROOM Window to side, low level WC, pedestal wash hand basin, panelled bath, tiled splash backs. OUTSIDE The property is approached by a wooden five bar gate that leads into an internal courtyard allowing off-street parking for up to four vehicles. To the southern side of the property is a workshop with windows to the rear and steps that lead up to Bedroom 5/ Kitchen Area. To the northern side of the property is an attached STONE AND COB BARN Which formerly connected into the Study/ Office area. The barn has wooden double doors and is two storeys in height. GARDEN The gardens wrap around the rear and side of the property which enjoy estuary and countryside views. The gardens are mainly laid to lawn with hedgerow boarders with a pleura of mature trees and shrubs. Greenhouse, stone outbuildings, shed and wood store, oil tank. Access to the property is via an initial shared driveway. DIRECTIONS From Bideford Quay with the River Torridge on your left, turn left over the Old Bideford Bridge. At the next mini roundabout, turn left and proceed out of Bideford passing under the new Bideford Bridge. At the roundabout, bear left signposted towards Instow. Continue along this road and take the right hand turning after the bus stop signposted towards Westleigh. Proceed up the hill and when you see the Westleigh village sign turn immediately right and the entrance to the property will be found immediately on the left hand side. METHOD OF SALE The property is for sale by public auction( unless previously sold) on Wednesday 10th June 2015 at 3pm at The Royal Hotel, Bideford. An auction pack will be available from the solicitors or auctioneers. SOLICITORS Toller Beattie Solicitors, Devonshire House, Riverside Road, Pottington Business Park, Barnstaple, Devon. EX31 1QN. Paul Tollett 01271 34100. Email - paul.tollett@tollerbeattie.co.uk

NB - a 10% cross paye deposit cheque is required in the auction room and must be payable to 'Toller Beatie Solicitors'. DEFINITION OF GUIDE AND RESERVE PRICE Guide Price (S) is an indication of the sellers' expectation.
Reserve Price (S) is a figure below which the auctioneer cannot sell the lot at auction.
We expect the reserve will be set within the guide range.
Guide Prices may change at any time prior to the auction. SPECIAL CONDITIONS OF SALE Particulars, remarks and stipulations contained herein shall be deemed to form part of the special conditions of sale/ auction information pack. In case of any inconsistencies, the provisions of the later shall prevail. Special conditions of sale/ auction information pack will be available for inspection at Stags Bideford Office and a copy may be purchased from the vendors' solicitors. It is assumed that the purchaser will have made all necessary enquires prior to the auction. LOCAL AUTHORITY Torridge District Council, Riverbank House, Bideford, North Devon, EX39 2QG. Tel: 01237 428700. SERVICES Mains water and sewerage. These particulars are a guide only and should not be relied upon for any purpose. "