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" A well-presented contemporary home surrounded by its own grounds with far reaching views and a small paddock. EPC Band E.

SITUATION Farm Grove Cottage is set on the edge of the village of Winsford, one of the three villages comprising what is known locally as The Golden Triangle of Exmoor. It is an attractive village in the Exe Valley where the River Exe and the Winn Brook meet and there are eight bridges and a ford. It is only a short walk to the parish church, village hall, garage (not fuel) and the famous Royal Oak Inn. There are also tennis courts and a cricket pitch in the village.
 
Dulverton, 7 miles away, is a delightful small town nestling in the Barle Valley within the Exmoor National Park and is well known as The Gateway to Exmoor. It provides good day-to-day shopping together with two churches, a post office, gym, chemist, doctors, dental and veterinary surgeries and a well used town hall. There are also good restaurants and recreational facilities including squash courts, all weather tennis courts and football and cricket pitches.
 
Tiverton, 20 miles away, is an old market town and has several supermarkets, a wide range of shops, modern district hospital, sports centre/swimming pool complex and 18-hole golf course as well as schools for all ages including Blundells public school. There is easy access along the A361 North Devon Link Road to the M5 (Junction 27) and Tiverton Parkway Station providing mainline connections to London Paddington. Exeter airport is approximately 39 miles to the south.
 
The property is ideally located to take advantage of the wonderful walking and riding opportunities on Exmoor, and in particular Winsford Hill, which is nearby. Wimbleball Lake is 7 miles away and offers walking, sailing and fishing as well as many other recreational pursuits. The coast to the north is within easy reach and provides a wealth of water sports such as surfing and windsailing. DESCRIPTION This unique property occupies a wonderful setting on the edge of the village with stunning views over the surrounding countryside. Farm Grove Cottage is an individually architect designed single storey residence built in 1967 of traditional construction under a tiled roof. The accommodation is flexible and the design means there is abundance of light throughout the living space. It sits in a good sized plot amounting to just under one acre comprising garden, a small paddock/copse and a large driveway offering ample parking for several vehicles. ACCOMMODATION The spacious entrance hall gives access to the principal areas of the property and to the cloakroom. The kitchen/breakfast room has recently been refitted including integral appliances. There is also a Rayburn which provides additional cooking and heating facilities. Leading off the kitchen is a large store cupboard and the utility room with a door to the back garden and a patio area. The dining room has a vaulted ceiling and views over the front garden and countryside beyond. It opens onto the sitting room which enjoys a lovely aspect overlooking the rear garden and with far reaching views across the valley. The vaulted ceiling and feature stone fireplace with wood burner provide focal points. The conservatory has French doors leading out onto the garden. There are three double bedrooms, one with en suite shower room, and a family bathroom. OUTSIDE The gardens which surround the property are particularly private with areas of lawn and flower beds, as well as an abundance of flowering shrubs, bushes and mature trees. There is also a vegetable plot, paddock and a small copse. A five barred gate gives separate access directly onto Ash Lane from the paddock/copse area. Footpaths lead directly from the property through the beautiful Exe Valley or up onto Winsford Hill. Please note: The internet Street View is out of date and does not show the property and immediate surrounding area at it's best. VIEWINGS Strictly by appointment with the agents please, Stags Dulverton Office 01398 323174 or dulverton@stags.co.uk. DIRECTIONS From Dulverton follow Lady Street onto Northmoor Road and proceed onto Winsford Hill. At Spire Cross take the right turn to Winsford and follow the road down into the village. Upon reaching the war memorial turn left and pass through the ford. Continue up the hill and the entrance for Farm Grove Cottage will be found on the right hand side on the outskirts of the village. SERVICES Mains electricity, water and drainage. Oil fired central heating. Under floor electric heating throughout the property is also available. Broadband available. 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 Council Tax: Band E (2016/2017) These particulars are a guide only and should not be relied upon for any purpose. "