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" A 4 bedroom farmhouse with extensive farm buildings, south facing land and far-reaching view in 38 acres. 4 Double Bedrooms and 2 Reception Rooms, subject to AOC. Extensive range of agricultural farm buildings extending to nearly 18,000 sq ft. Productive well-fenced pasture. Sweeping drive and landscaped gardens.

SITUATION Lower Eastcott Farm is situated in an accessible position within the Exmoor National Park on the Brendon Hills, a short distance from the small village of Withiel Florey. Set just over half a mile from the B3224, the farm is ideally located with good access east to Taunton and west to the moorland and wooded valleys of Exmoor. Wimbleball Lake is only a short drive away, whilst also being visible from the property, is an excellent location to enjoy sailing and fishing. There are also opportunities for walking and riding. . Wheddon Cross, which is approximately 6 miles to the west, has a pre and first school, a general store incorporating post office and fuel pumps, a pub and the local Church is in adjacent Cutcombe. . Dulverton, 9 miles away, is well known as The Gateway To Exmoor and offers a variety of shops, together with a bank, post office, chemist, doctor, dentist and veterinary surgeries, library, primary and middle schools. . The County town of Taunton, which is approximately 18 miles away, has extensive retail and commercial facilities, together with access to the M5 and a mainline station with fast trains to London. There are three independent schools, a theatre and the Somerset County Cricket Ground. INTRODUCTION The property comprises a spacious four bedroom detached farmhouse, built in 1988, subject to an Agricultural Occupancy Condition. Constructed of concrete block elevations under a slate roof, the property now benefits from cavity wall insulation and a recently re-insulated roof, as well as double-glazing. Although of relatively modern construction, the house still has a great deal of character, with two brick fireplaces, a stone porch and positioned to look across to the stunning southerly views. . Surrounding the house are lovely gardens, whilst with separate access from the private drive, there is an extensive range of farm buildings and yards. The land is currently laid to pasture and extends south and east from the house and buildings. . In all the property extends to approximately 37.72 acres (15.26 hectares) THE FARMHOUSE: As illustrated by the floor plan, the accommodation is well laid out and comprises of the following: . A stone built enclosed porch leads into the entrance hall with stairs to the first floor; a double aspect sitting room with a brick fireplace incorporating a Villager wood-burning stove; dining room with a brick fireplace and inset electric fire; kitchen with oil-fired Aga set into a fireplace, with a range of base and eye-level units, a separate electric cooker and French doors south to the garden; a glazed door leads to a rear porch; the utility room has a further range of units and leads through to the cloakroom. . On the first floor are four double bedrooms; the master bedroom with an en-suite shower room, whilst the other three bedrooms have washbasins and one also has a large hanging recess. There is a family bathroom and separate airing cupboard with electric immersion heater. OUTSIDE: The property is approached over a private, gravelled, sweeping drive to a hard standing with ample parking. The gardens are a particular feature with landscaped lawns and a large variety of flowers, shrubs and trees. To the east of the house is a good size summerhouse from which the lovely views can be enjoyed. From the gardens there is pedestrian access to the farmyard and to the front paddock. FARM BUILDINGS: Approached via a separate access from the drive, the farm buildings are situated north of the farmhouse, forming a substantial range of buildings with both concrete and hard-standing areas. These are described in more detail below and as illustrated on the enclosed plan. 1.General Purpose building - Approx 30.48m x 18.29m

(100 x 60). Steel frame with concrete floor and various internal partitions, forming a workshop. 2.Pole Barn - Approx 30.48m x 6.1m

(100 x 20) 3.Lambing Shed Approx 27.43m x 22.86m

(89f11 x 75). Timber frame construction with central feed passage and adjoining: 4.Lean-to Approx 30.48m x 9.14m

(100 x 29 11) 5.Open Silage Clamp Approx 30.48m x 7.62m

(100 x 25) with concrete floor and earth sides. 6.Concrete Yard 7.Large hard standing areas THE LAND: Accessed directly from the farm buildings or, alternatively, from a right of way along the shared access track, the land is split into 3 good size fields, running south and east from the main farmstead. The fields are gently sloping, facing south and are well fenced with good hedges. Although currently laid to pasture, the fields have been cultivated with the two easterly fields having recently been reseeded. WAYLEAVES AND RIGHT OF WAY: The property is sold subject to and with the benefit of any wayleave agreements in respect of electricity or telephone poles, wires, stays, cables, etc., or any water or drainage pipes, etc., either passing upon, over or under it. . The property is also sold subject to and with the benefit of any public or private rights of way or bridleways, etc. A footpath crosses the property, whilst there is also a permissive path, which skirts the property to the southern boundary and continues along the track to join the footpath VIEWING: Strictly by appointment with the agents Stags Dulverton Office 01398 323174 or dulverton@stags.co.uk. SERVICES: Mains electricity. Private water supply to the house and buildings. Separate private supply to the two eastern fields. Private drainage. DIRECTIONS: From Taunton proceed on the A358 signposted to Minehead and after approximately 4 miles turn left signposted to Exford on the B3224. At Elworthy Cross go straight over and continue up the hill. Passing the Raleghs Cross Inn and after a further half a mile turn right on the B3224 signposted to Exford and Wheddon Cross. Stay on this road for just over a mile and a half, wherein you take the next left and after just over half a mile, on the bend, the entrance to Lower Eastcott Farm will be found on the left hand side LOCAL AUTHORITY: Planning - Exmoor National Park, Exmoor House, Dulverton, Somerset TA22 9HL Tel: 01398 323665 . Administrative West Somerset Council, West Somerset House, Killick Way, Williton, Taunton, Somerset, TA4 4QA Tel: 01643 703704 COUNCIL TAX: Band F (2011) MAP REFERENCE: SS 994 344 REFERENCE: 47477 DISCLAIMER: These particulars are a guide only and should not be relied on for any purposes. 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. "