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" SITUATED IN A TUCKED AWAY POSITION IN THIS QUIET RURAL VILLAGE WITHIN EASY REACH OF TORRINGTON AND BARNSTAPLE AND ENJOYING FINE SOUTHERLY VIEWS A GRADE II SEMI-DETACHED THATCHED COTTAGE OF INTRIGUING CHARACTER CONTAINING ADAPTABLE 2/3 BEDROOMED ACCOMMODATION WITH TREMENDOUS SCOPE FOR IMPROVEMENT AND REFURBISHMENT, 50' LEVEL GARDEN, AMPLE CAR PARKING AND OUTBUILDINGS. AUCTION PRICE GUIDE ?140,000

SITUATION This intriguing cottage is quietly situated in the rural village of Roborough which has popular Inn, Church, Village Hall and the benefit of a strong community spirit. It is surrounding by typically Devonian undulating countryside with many lovely walks. For more comprehensive communities the historic town of Torrington is within 6 miles driving distance, whilst the regional centre of North Devon, Barnstaple, is only 10 miles. Places of interest in the locality include the Royal Horticultural Society Gardens at Rosemoor on the edge of Torrington, whilst the National Park of Dartmoor - of which glimpses are enjoyed from the gardens - is within easy motoring distance. ENTRANCE PORCH DESCRIPTION This Grade II Listed Cottage is believed to date back to the 17th Century and contains numerous original features including a splendid timber screen in the living room as well as a cream oven and bible cupboards. There is also an original bread oven within the inglenook fireplace. Although some updating and improvements are required the cottage is deceivingly spacious with 2 ground floor rooms (one of which is currently used as a bedroom) as well as a bathroom and good sized kitchen. Whilst on the first floor is a large landing/occasional bedroom together with two other bedrooms. Although in the centre of the village it is totally tucked away, being hidden behind a pair of high wooden gates and stone walling which conceal the vehicle access driveway serving the adjoining cottage (which has its own parking area at the top of the driveway), whilst the subject property has more than ample space outside the cottage itself.

The accommodation comprises (with approximate room measurements):- LIVING ROOM 21' max x 14'6' (6.40m max x 4.42m) With fine views over the garden to the valley beyond, brick and stone feature inglenook fireplace with original bread oven, 2 bible cupboards, original timber screen, original cream oven recess and door to inner hall. DINING ROOM 10'9' x 9'6' (3.28m x 2.90m) (Currently utilised as a ground floor bedroom)

With an original window seat, GROUND FLOOR BATHROOM With a panelled bath, pedestal basin and low level wc. LOBBY/STORAGE AREA KITCHEN 12' x 6'8' (3.66m x 2.03m) With an inset sink unit, working surfaces, Oak effect cupboards and drawers, matching eye level cupboards, space for cooker, automatic washing machine and glazed door to rear garden. LANDING/BEDROOM ONE 11'6' x 15' max (3.51m x 4.57m max) With louvre fronted airing cupboard with hot water cylinder. BEDROOM TWO 8'6' x 15'6' (2.59m x 4.72m) With exposed beams. BEDROOM THREE 10'9'max x 15'6' (3.28m x 4.72m) With a Victorian fire place and far reaching valley views. OUTSIDE In addition to more than ample car parking areas there is a very useful store shed/stable 19' x 11'6' overall. The garden is on the South side of the cottage and measures approximately 50' square with mature trees on one boundary and fabulous open views over adjoining countryside to Dartmoor in the distance. SERVICES Mains services of water drainage and electricity are connected. Telephone at present installed. LOCAL AUTHORITY Torridge District Council, Riverbank House, Bideford, Devon, EX39 2QG. Telephone 01237 428700. VIEWINGS Strictly by appointment only through the auctioneers Phillips Smith and Dunn Bideford Office 01237 423007. Out of hours enquiries please contact the auctioneer Andrew Levick 07766831785. METHOD OF OFFERING The property is to be sold by Public Auction on Thursday 31st October 2013 at the Barnstaple Hotel, Braunton Road, Barnstaple, Devon, EX31 1LE at 3.00pm

(unless sold privately meanwhile). BUYERS ADMINISTRATION FEE In addition to the deposit payable upon exchange of contracts, purchasers will be required to pay a buyers administration fee of ?300 (three hundred pounds) (including VAT) which can be paid by separate cheque or added to the deposit MONEY LAUNDERING REGULATIONS Please note that any person buying or bidding at auction must produce documentation to confirm their name and residential address. These documents will be requested at the time of registration and, if you are successful, copies will be taken for our reference. The Bidders registration form is included within our auction catalogue. RESERVE The property will be offered subject to a reserve price. The auctioneers reserve the right to bid on behalf of the vendors or to withdraw the property from auction in the event of it not reaching its reserve. SPECIAL CONDITIONS OF SALE The particulars, remarks and stipulations contained herein shall be deemed to form part of the special conditions of sale but in case of any inconsistencies the provisions of the latter shall prevail. If not attached to these sale particulars, copies of the special conditions of sale should be obtained either from the vendors solicitors or the auctioneers. It is assumed that the purchaser has made all the necessary enquiries prior to auction. SOLICITORS Brewer Harding and Rowe, 29 Bridgeland Street, Bideford, EX39 2PT. Tel: 01237 472666. Mr M Chittock. 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. "