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" A detached three bedroom character cottage (at the heart of a working farm) with considerable potential for modernisation, extension or general improvement.

HOW TO GET THERE From Stumpy Post near Kingsbridge take the road towards Totnes. Bear right at Firs Cross signposted towards East Allington. Proceed along this road for about one mile and the entrance to Nutcombe Farm, which leads to Nutcombe Cottages, can be found on the right hand side.
SITUATION East Allington is a thriving village community, some four miles north east of Kingsbridge and within easy reach of Totnes, Dartmouth and Salcombe. The South Devon coast with its coastal walks and beaches is only a few miles away. The village benefits from a primary school, church, village hall and the popular Fortescue Arms. The market town of Kingsbridge offers a wide range of commercial/shopping facilities, a secondary school and community college, indoor sports centre with swimming pool, cinema, library and health centre. The A38 Devon Expressway leading to the M5 is within easy reach, as are the cities of Plymouth and Exeter.
DESCRIPTION A character predominantly stone built and slated cottage with a two storey extension on the eastern elevation. Situated at the heart of a working farm, the property is accessed by means of a right of way over the farm entrance drive.
ACCOMMODATION ENTRANCE PORCH Outside light, stable door to:-
KITCHEN Stanley oil fired range (for central heating, domestic hot water and cooking), Professional 6-ring gas hob cooker and electric oven, single bowl stainless steel sink unit with tiled worksurface to one side, plumbing for washing machine and dishwasher, pendent ceiling light, stairs to first floor, electric consumer unit and understairs cupboard.
DINING ROOM Tiled floor, radiator, telephone point.
SITTING ROOM Painted exposed stone wall, woodburning stove and television socket.
FIRST FLOOR LANDING Access to roof space, radiator.
FAMILY BATHROOM Wood panelled bath, low level WC, pedestal wash hand basin, and tiled splashback above. Built-in cupboard with slatted shelving, pendent ceiling light.
BEDROOM 1 Exposed floor boards, pendent ceiling light, shelving in recesses either side of boarded up former fireplace.
BEDROOM 2 Radiator, pendent ceiling light, exposed floor boards.
BEDROOM 3 Radiator, pendent ceiling light.
OUTSIDE General purpose stone built and slatted outbuilding with potential (subject to planning) for change of use to convert into an office/studio, garage or potential ancillary accommodation.
Reasonably level garden area on the east side of the cottage and a further potential garden/amenity area on the west side of the cottage (accessed by means of a right of way over the adjoining land - see site plan enclosed).
Two allocated car parking spaces within close proximity of the property.
SERVICES Mains electric, shared spring water supply and private septic tank drainage.
LAND Up to 1.50 acres of agricultural land (immediately adjoining the cottage) is available to rent from the seller by separate negotiation should prospective buyers be interested.
TENURE The property is being offered for sale on a freehold basis with vacant possession on completion.
METHOD OF SALE The property is being offered for sale by Formal Tender with offers being invited by the deadline date of Friday, 1 November 2013 at 12 noon. A copy of the legal documentation and tender form can be obtained from the seller's solicitor, Beers LLP, 29 Fore Street, Kingsbridge TQ7 1AA attention: Richard Jones.
The seller does not undertake to accept the highest, any tender or any combination of tenders and the seller reserves the right to withdraw, alter or amend the way in which the land is offered for sale.
COUNCIL TAX The property is in Council Tax Band 'D' and the amount payable for the year 2013/14 is ?1,531.60.
LOCAL AUTHORITY South Hams District Council, Follaton House, Plymouth Road, Totnes, Devon TQ9 5NE. Tel: 01803 861234.
VIEWING Strictly by appointment through the Kingsbridge office of Luscombe Maye. Tel: 01548 857474.
FLOORPLAN SITE PLAN This footer paragraph is an example only and should not be relied upon as complying with current legislation. These particulars, whilst believed to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firms employment has the authority to make or give any representation or warranty in respect of the property.
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