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" 19 Acre Smallholding set within a private peaceful countryside setting within its own extensive lawned gardens, with outbuildings, large wildlife pond, also 400 yards of single bank river fishing rights. Located along a private concrete driveway of over 300 yard plus are two 4 bedroom detached residential properties. EPC Rating for Main House is "E" & EPC Rating for The Annexe is "E".

ENTRANCE HALL:
15' x 12' 5" (4.57m x 3.78m) A larger than average Hall with fitted carpet, beamed ceilings, power points, radiator and stairs rising to First Floor.

LIVING ROOM:
12' 4" x 13' 10" (3.76m x 4.22m) An attractive Living Room, bursting with character centres around the brick feature fireplace with timber mantlepiece over housing a wood burner situated on a slate tiled hearth. There are wall lights and open beamed ceilings together with radiator, power points and door located in archway which leads to Bedroom 1.

BEDROOM 1:
12' 1" x 11' 1" (3.7m x 3.35m) window overlooking the rear garden with a UPVC door leading to the rear, vanity wash basin with storage shelves under together with a coved ceiling, radiator and power points.

BEDROOM 2:
16' 6" x 11' 1" (5.03m x 3.38m) Located off the Reception Hall, this could be a further reception room if required with double glazing window to the fore, radiator, coved ceiling and power points.

BATHROOM:
tiled floor, part tiled walls and suit comprising a bath with electric shower over together with shower screen, W.C. and wash basin plus radiator. There are coved ceilings, large shelved airing cupboard and radiator.

CLOAKROOM:
With W.C., window to rear.

DINING ROOM:
16' 7" x 14' 2" (5.05m x 4.32m) A spacious room with window to fore and french patio door opening onto the side garden/patio area. There are coved ceilings, power points, radiator and an oil fired Aga Range and connecting door to the Kitchen.

KITCHEN:
15' 8" x 9' 10" (4.78m x 3.00m) A well equipped Kitchen area with an extensive range of fitted base units with complimentary work surfaces over and tiling over. The base units incorporate a stainless steel 1 1/2 bowl sink unit together with a ceramic hob with double oven under. There are matching wall mounted storage cupboards which include an extractor hood over the hob and there are ample power points, coved ceilings, radiator, plumbing for white goods, door leading to the Conservatory and Sitting Room.

CONSERVATORY:
15' 6" x 7' 4" (4.72m x 2.24m) integrated fridge and freezer, work surfaces, power points and door opening onto the rear garden.

SITTING ROOM:
15' 3" x 17' (4.65m x 5.18m) This second reception room has much character and could be a pleasant seclusion from the rest of the home. Enjoying a double aspect with window to the fore and a bay window to the side but enjoys an outlook over the gardens. There is a multi-fuel stove standing on a stone hearth with stone surround which is the focal point of the room together with radiator, wall up lighter, power points and T.V. point.

FIRST FLOOR

LANDING AREA:
With connecting doors to both Bedrooms.

BEDROOM 3:
11' 6" x 8' 6" max. (3.51m x 2.59m) Currently used as a Study but capable of accommodating a single bed if required, with window to the fore, radiator and a large shelf that is over the stairs and loft access.

BEDROOM 4:
14' 2" x 13' 2" (4.32m x 4.01m) A light and airy room, with stripped wood floor, vanity wash basin, built-in wardrobe, radiator, window seat to the fore and power points.

THE ANNEXE:
The Annexe is a detached property, again of traditional construction being situated within its own grounds, a short distance from the main property. It benefits from oil fired central heating together with night storage heating and offers well proportioned accommodation.

The accommodation is as follows:

GROUND FLOOR

ENTRANCE HALL:
With radiator and power points.

BATHROOM:
three piece suite comprising shower over bath and screed, wash basin, W.C., fully tiled walls, heated towel rail and shelved storage cupboard.

KITCHEN:
13' 9" x 7' 7" (4.19m x 2.31m) To include a combination of fitted base units with complimentary work surfaces over together with a stainless steel single drainer and part tiled walls. Further storage is achieved in eye level wall mounted units. There is a free standing oil fired boiler, together with an original night storage heater, integrated fridge freezer and plumbing for white goods. Double aspect windows to the fore and side and electric cooker point.

BEDROOM 1:
9' 11" x 10' 10" (3.02m x 3.30m) A large bedroom that can easily accommodate a double bed, wardrobes and dressing table with power points and radiator.

DINING ROOM:
15' 11" x 11' 3" (4.85m x 3.43m) To include fitted carpet, night storage heater and oil radiator, double glazed sliding patio doors which lead to the rear garden.

LIVING ROOM:
16' 9" x 12' 11" (5.11m x 3.94m) With fitted carpets, coved ceilings, radiator and power points. There is a multi fuel stove on a tiled hearth which is the focal point of the room and window to rear. Connecting door to Inner Hall.

INNER HALLWAY:
Stairs rising to the First Floor, understair storage cupboard, pine tongue and groove cladding to one wall and radiator.

BEDROOM 2:
10' 11" x 9' 4" (3.33m x 2.84m) Located off the Inner Hallway, with door to fore, radiator and power points.

FIRST FLOOR

LANDING

BEDROOM 3:
22' 4" x 13' 8" (6.81m x 4.17m) A large spacious bedroom with limited headroom to the side to include a roof light, access to eaves storage, radiator and electric night storage heater.

SHOWER ROOM:
To include wash hand basin, separate shower, W.C., and part tiled wall.

BEDROOM 4:
13' 8" x 12' 1" (4.15m x 3.7m) Another large bedroom that can accommodate a double bed to include radiator, night storage heater, power points and access to eaves storage.

2 GARAGES:
Adjoining the property is an ATTACHED GARAGE with up and over door together with electric light and power points. There is also another SEPARATE GARAGE again with up and over door, electric light and power points.

EXTERNALLY:
Hermons Hook is approached from a quiet country lane by a gated access and a long concrete driveway which leads into the property's own private circular turning driveway at the front with central shrub bed and lawn area beyond.

The main gardens lie to the rear of the property and are a particular nice feature of this property. There is a large rear patio seating area as well as gated access out into one of the main fields.

THE MAIN OUTBUILDINGS:
The Outbuildings comprise, with approximate sizes:

THE STABLE BLOCK TACK ROOM 11' 8" x 8' 4" (3.55m x 2.55m) with power and light. STABLE 11' 10" x 10' 8" (3.6m x 3.25m) with power and light, currently used as a Workshop and STABLE 11' 10" x 13' 7" (3.6m x 4.15m) with lighting. Water is also available here.

STATIC CARAVAN: Currently used for storage.

THE STEEL BARN
60' x 25' (18.3m x 7.6m) A secure building with large doors to front and rear. The stables measure 12'6" x 12'6" which have been fitted inside the steel barn. The rear barn door opens out to a post and rail surround sand school/menarge approx. 100' x 60'.

THE LAND:
The land extends to some 19 acres of gently sloping flat land. Extending beyond the forecourt is a large wildlife pond with island and walkway all the way round which leads to a wooded area. Part of the boundary is bordered by a river that feeds the Eastern Cleddau noted for its salmon sea and brown trout. There are 400 yards of fishing rights here, also there are two small grass paddocks adjacent to the river, ideal for grazing. The barn stables has direct access to three nice paddocks as well as menage at the rear.

N.B. PLEASE NOTE - The Plan and Schedule of Areas is based upon historic Land Registry Details. An updated plan is currently awaited from the Vendor and the extent of the land may therefore be subject to minor alteration. (March 2013)