Manor Farm, Clapton, Somerset BA3 4EB 535,000

Manor Farm, Clapton, Somerset BA3 4EB 535,000

17 th Century farmhouse Idyllic location on the Mendip Hills Four bedrooms Bathroom, separate shower room Large sitting/dining room Open plan kitchen/family room Kitchen and utility room Self-contained studio annexe Enclosed gardens and parking Numerous adjoining outbuildings Description Located in a delightful hamlet on the Mendip Hills, is this attractive former farmhouse, which dates back to the 17th Century. Set in the heart of Clapton, Manor Farm is surrounded by open countryside, yet is easily accessible and conveniently located for the wide range of amenities in the surrounding towns. The property is very well-proportioned and retains many original period features, including exposed beams and stonework, Cornish slate tiled flooring and a fabulous Inglenook fireplace. Set in its own grounds and neighbouring the working dairy farm, Manor Farm offers flexible living accommodation and enormous potential to develop the range of stone outbuildings (subject to planning permission). The accommodation is set over two floors and comprises: Viewing Strictly through Cooper & Tanner on 01749 372 200

The Accommodation On entering the property, the entrance hall gives access to a spacious study, which has oak flooring, exposed stonework on one wall and two large recessed cupboards. This room could easily be used as an additional reception room or bedroom, if required. The entrance hall also leads into the main sitting/ dining room, a spacious living area with the most wonderful Inglenook fireplace and wood burner. At the rear of the property, leading off the sitting room is a large open plan family / breakfast room. A superb space for entertaining (ample room for a good size table and chairs), this room incorporates a range of fitted wall and base units and another oak beamed Inglenook fireplace with an inset oil-fired Aga. Part of the room is also used as a separate 'snug' seating area. An opening leads into a compact but practical kitchen, with Belfast sink unit and integrated fridge, freezer and cooker. There is also a good size utility room, housing the floor-standing boiler for the oil central heating and providing plenty of space for a large chest freezer and laundry area. In addition to the extensive ground floor living space and accessed from a small hallway off of the family room is a delightful studio annexe with its own shower room. An interesting part of the property, which could be used as part of the main house, or easily separated as a self-containing annexe/holiday accommodation. With external access to the side of the property and via patio doors into the garden, the studio annexe offers great potential and would be ideal for a dependent relative or for older children seeking their own living space. The room includes a modern fitted kitchenette with sink unit, attractive open chimney breast and a pleasant outlook across the garden. On the first floor, there are three double bedrooms, all with flagstone window sills and an outlook across open countryside. The Master bedroom has a feature fireplace and two recessed wardrobes. The family bathroom has an interesting curved wall and is fitted with a free standing Victorian style claw foot bath, toilet, basin and separate shower cubicle. Outside To the front, Manor Farm has a stone walled garden laid to lawn with mature borders and central path to the property. The property has a right of access over the farm track to the side of the property, which leads to an area of off road parking and the largest of the stone outbuildings, which could easily be used as a garage (with vehicular access). The south facing rear garden is enclosed to all sides by stone walling and enjoys plenty of sunshine throughout the day. The garden is predominantly laid to lawn with a patio seating area and includes a mixture of mature shrubs, fruit trees and perennial plants, plus a greenhouse which will remain. Beyond the garden is the working farm, although the high wall to the rear provides suitable privacy.

IMPORTANT NOTICE: These particulars are set out as a general outline only for the guidance of intended purchasers and do not constitute, nor constitute part of, an offer or contract. All descriptions, dimensions, reference to condition and necessary permissions for use and occupation, warranties and other details are given without responsibility and any intending purchasers should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them. Area and Sales Plans The area and the sale plan have been calculated and produced using Promap mapping software (Ordnance Survey Licensed) and referenced where possible to the HMLR Title plan, however they may not correspond with other mapping services. The boundaries are clearly marked on site and potential purchasers should inspect them and make such enquiries as they deem necessary.

Outbuildings Located behind the property are a selection of stone outbuildings, which provide a considerable amount of potential for development (subject to planning permission). Attached to the side of the property is the previously mentioned two storey barn with overhead storage, which could be developed as a garage or ancillary accommodation (subject to planning permission). There is also a stone tool shed with adjoining wood and coal store, plus a former 'Grooms Cottage' in need of restoration. Location The pretty hamlet of Clapton, on the Mendip Hills, is conveniently situated just a short drive from the historic market towns of Midsomer Norton and Shepton Mallet. Clapton enjoys an idyllic rural setting and is surrounded by beautiful open countryside. The neighbouring village, Chilcompton, has various local amenities including a primary school, Co-Op supermarket, Post Office, church, village hall, two pubs, petrol station and doctor's surgery. The picturesque City of Wells, England's smallest city, is just 10 miles away. Wells has an extensive range of amenities and local facilities, pubs, restaurants and banks plus a twiceweekly farmers market. Clapton is also close to a variety of excellent schools, both State and Independent, including St Vigor & St John Primary (Chilcompton), Chewton Mendip Primary, Wells Blue School, Norton Hill, Wells Cathedral School, Downside School, All Hallow Prep and Millfield. Services Private drainage (septic tank), water, electricity and BT are all connected. Gas fired central heating. Oil fired Aga. Local Authorities Mendip District Council, Cannards Grave Road, Shepton Mallet, Somerset BA4 5BT Tel: 01749 648999 Tenure Freehold. Council Tax Band Band F. EPC Rating Rating E. Directions From Shepton Mallet, proceed north on the A37, passing through the village of Gurney Slade. Turn right onto the B3139 (Old Down) signposted Chilcompton. After a short distance, take the first left into Thickthorn Lane and follow for approximately 1.4 miles. Turn right into Zion Hill (signposted Clapton) and continue into the village. Manor Farm can be found just beyond The Crown Inn on the right hand side. CH Ref: 12953 January 2016.

32 High Street, Shepton Mallet, Somerset BA4 5AS Tel: 01749 372 200 E: sheptonmallet@cooperandtanner.co.uk