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" Directions
From Topsham follow the signs to Exmouth and onto the A376. Stay on this road until reaching the sign for Lympstone village. At the traffic lights next to the Saddlers pub, turn right into Longmeadow road. Vine Cottage is the first property on the right. Turn immediately right into the driveway.


Situation
Lympstone is a delightful unspoilt estuary village situated some twelve miles from the Cathedral city of Exeter and three miles from the coastal town of Exmouth. The village offers a worthwhile range of amenities which include a convenience store, post office, train station, numerous pubs and a primary school. Exeter city offers a comprehensive range of facilities with most leading department stores, University, theatres, cinemas, museum, cathedral, excellent sport and leisure facilities and a choice of state and independent schools in addition to Exmouth's Community and Sixth Form College. Worthy of special note is the close proximity to St Peter's School which is approximately 1.5 miles away. Lympstone is favoured for ease of access into the city centre and it's close proximity to junction 30 of the M5 which provides access to the A38 Devon Expressway. Lympstone is well placed to take advantage of various recreational facilities with the Exe estuary and East Devon coastline being favoured amongst water sport enthusiasts and it also benefits from having
its own sailing club.


Entrance Door
Solid entrance door to :-


Entrance Hall
Quarry tiled patterned floor. Stairs to the first floor. Stripped pine doors to :-


Sitting Room
18'3 (5.56m) x 12'6 (3.81m). Secondary glazed window to the front and glazed French doors to the rear. Feature inglenook style fireplace with cast iron wood burner on a brick hearth. Exposed beam. Two radiators.


Dining Room
13'9 (4.19m) x 12'5 (3.78m). Secondary glazed window to the front with window seat. Large exposed brick fireplace and brick hearth. Exposed beams. Shelved storage cupboard. Radiator. Stripped pine doors to :-


Cloakroom
White suite comprising low level WC. Circular wash hand basin in a stone and tile splash back with mixer tap. Corner fully tiled shower cubicle. Opaque window to the rear. Travertine tiled floor. Under floor heating. Exposed beams. Radiator. Built in under stairs cupboard.


Kitchen
10'2 (3.1m) x 10' (3.05m). Wood effect work top surfaces in tongue and grove surround with 1? bowl sink and drainer with mixer tap. Inset Halogen hob. Shaker style fronted cupboards and drawers under with integrated dishwasher, Traditional Claret red AGA. Exposed beams. Matching wall mounted cupboards. Wall mounted gas fired Condensing boiler. Secondary glazed window to the front. Back stairs to the first floor. Wood floor. Stripped pine doors to :-


Utility Room
Roll edge work top surfaces with space for washing machine and fridge freezer. Double glazed door to the rear. Wood floor.


First Floor Landing
Split landing with window to the rear. Doors to a further landing. Stripped pine doors to :-


Bedroom 1
15'1 (4.59m) x 12'3 (3.73m). Secondary glazed window to the front with window seat. Picture rail. Radiator. Stripped pine door to a second further landing. Door to :-


Ensuite Bathroom
Fully tiled shower cubicle with electric Mira shower. WC. Exposed beams. Extractor fan.


Further landing
Stairs leading down to the kitchen. Stripped pine door to :-


Bedroom 3
10'2 (3.1m) x 9'9 (2.97m). Secondary glazed window to the front with window seat. Picture rail. Built in airing cupboard over the stairs. Radiator.


Main Landing
Fitted desk with cupboards under. Window to the side. Radiator. Stripped pine doors to :-


Bedroom 2
11'11 (3.63m) x 10'2 (3.1m). Secondary glazed window to the front with fitted cupboards under. Picture rail. Radiator.


Bathroom
White suite comprising cast iron bath with mixer shower tap in tiled surround. Wash hand basin in tiled splash back. WC. Window to the side. Radiator.


Annex


Entrance
Door leading to:-


Lounge/Kitchen
20'11 (6.37m) x 12'9 (3.88m). Open plan layout. Windows to the side aspect. Two double radiators. Vaulted ceiling with exposed wooden beams.


Kitchen
Marble effect roll edge work top surface. Base cupboards with drawers under with matching wall mounted cupboards. Single bowl sink unit with inset work surface with tiled splash back. Space for fridge and washing machine. Further window overlooking the courtyard. Stairs rising to the first floor.


Bedroom 1
12'9 (3.88m) x 11'5 (3.48m). Vaulted ceiling. Window to the front aspect.


Bathroom
Modern white suite comprising panelled bath with mixer shower tap and shower attachment over.


Front
The property is approached via a five bar gate leading on to the private gravelled drive providing parking and turning. There is a pedestrian gate to the front in a high hedge enclosure. There is access around the side of the property to the rear.


Garage
Single Garage with Power and Light located between the Annexe and the side garden.


Rear Garden
There is a courtyard garden that enjoys the afternoon and evening sun and a raised flowerbed. Pedestrian access to the side.


Side Garden
To the left hand side of the property a gate leads through an archway in to a westerly facing lawned garden with a mature boundary and a small brick patio with a mature fruit tree and fish pond. The garden enjoys an excellent degree of privacy and has the benefit of a sunny aspect. "