Marsh Farm CLYST HYDON, CULLOMPTON, DEVON

Marsh Farm CLYST HYDON, CULLOMPTON, DEVON

Marsh Farm CLYST HYDON, CULLOMPTON, DEVON Clyst Hydon 0.5 miles Tiverton 11 miles (London Paddington 2 hours) Honiton 9.5 miles Exeter 13 miles (All distances and times are approximate) A very attractive and charming Grade II listed, mid-16th Century property surrounded by its own land Accommodation and amenities Entrance Hall Kitchen/Breakfast Room Dining Room Drawing Room Study Master Bedroom with En-Suite Shower Room Further Five Bedrooms Family Shower Room and Bathroom Driveway Double Garage with Loft Storage Separate Hardstanding Landscaped gardens and grounds In all about 3.42 acres Knight Frank LLP 19 Southernhay East, Exeter, Devon EX1 1QD Tel: +44 1392 423 111 exeter@knightfrank.com www.knightfrank.co.uk These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on the last page of the brochure.

Situation Marsh Farm is positioned in one of the most attractive and sought-after areas in East Devon. Approached via a private drive, the property sits in the middle of the plot and is surrounded by its own gardens and grounds, with distant views over the surrounding countryside. M Communications are excellent with both the M5 and A30/ A303 providing good access to London, the South West and the national motorway network. Rail services operate from Honiton direct to London Waterloo in approximately 2 hours 30 minutes. There are also trains from Tiverton Parkway to London Paddington with the fastest trains taking approximately 2 hours. There are a growing number of flights to UK and International destinations from Exeter Airport, including a route direct to London City Airport. S The small and attractive village of Clyst Hydon has a church, the popular Five Bells public house, a village hall, cricket ground and an open air swimming pool, all run by the local community. Every day shopping facilities are to be found in nearby Cullompton with its range of high street shops, two supermarkets, two doctors surgeries, library, sports centre and Padbrook Park Hotel with a foot golf course and leisure centre. The cathedral city of Exeter lies to the south with its modern shopping mall, high street shops and cultural activities. E Devon has an outstanding number of state and private schools within the county and Marsh Farm is ideally placed to access the majority of them. As well as the primary school in Clyst Hydon, further primary and secondary schools can be found in Honiton and Cullompton. Nearby are Colyton Grammar School, one of Britain s best performing selective state schools, Blundells at Tiverton and Wellington School in Wellington. Also accessible are the Sherborne, Exeter and Taunton Schools. W The seaside resort of Sidmouth, with its Regency seafront esplanade and interesting variety of shops and cafes, is only a 30 minute drive away. The nearby Blackdown Hills provide glorious woodland walks and a wealth of rural pursuits whilst being designated as an Area of Outstanding Natural Beauty (AONB). The spectacular National Trust estate of Killerton provides walks through its gardens, grounds and arboretum in addition to its fine country house. As well as the Jurassic Coast, there are sailing opportunities from the Axe Yacht Club, Seaton and Beer Sailing Clubs. For the golfing enthusiast there are courses at Tiverton, Seaton, Lyme Regis, Honiton, Sidmouth and Woodbury. The South West Coastal path is within a few miles and links in to the excellent walking the wider area has to offer. There is racing at Taunton, Wincanton, Exeter and Newton Abbot and the Exmoor and Dartmoor National Parks are also within easy reach.

Description Marsh Farm is a lovely example of a mid-16th Century farmhouse, originally used as an open hall house, as evidenced by the smoke-blackened timbers in part of the roof. This would indicate that the original house was open up to the roof, divided by low partitions and heated by an open hearth fire. The property is Grade II listed as being of significant architectural importance or historic interest and has a number of period features, including exposed ceiling timbers and beams, inglenook fireplaces and plank and muntin screens. The accommodation comprises a thatched porch, leading to the cross passage entrance hall with a tiled floor and plank and muntin screens on either side with exposed beams. Leading off to the right is the Drawing Room, which also has exposed beams and another impressive and beautiful stone inglenook fireplace with an inset woodburning stove. From this room there is also access via a covered walkway to the Double Garage. On the left side of the cross passage hall is the Dining Room, which also features the exposed plank and muntin screen, beams and a stone fireplace with an inset woodburning stove. The beautiful hand-built kitchen units with a tiled, heat-resistant worktop and a deep Belfast sink are centred around a red two-oven gas-fired Aga, which is set into a tiled recess with a timber beam over. This rooms also benefits from lovely exposed beams and a tiled floor. The downstairs accommodation is completed by a very attractive study, which features the original bread oven with its cast iron door intact, triple aspect windows and casement doors leading to the terrace. Upstairs, which may be approached from two separated staircases from the drawing room, the master bedroom has exposed timbers and a fireplace recess with an en-suite shower room and a fitted wardrobe. There are five further bedrooms, one of which has a fitted wardrobe and three of which have exposed timbers or panelling, a family bathroom and a further family shower room.

Gardens and Grounds The delightful landscaped gardens and grounds are an extremely attractive feature of Marsh Farm and surround and protect the house. The grounds comprise of extensive areas of lawn along with a variety of trees including fruit such as apples, pears and cherries. There are also a number of attractive flowering shrubs, including honeysuckle and rose. At the rear of the property is a paved terrace with a fountain and a number of raised beds. There is also a productive area of vegetable garden and to the north of the house is a further area of grass with a number of poplar trees. On the far side of the entrance drive is a pond with two islands, which provides an excellent habitat for a variety of waterfowl. The grounds total to about 3.42 acres. Outbuildings Next to the property, but detached apart from a linking garden wall, is a double garage under a thatched roof with two up and over doors and electricity, water and drainage connected. There is also a hatch and loft ladder to allow access to the very useful and considerable loft space available. The garage can also be accessed directly from the property via a covered walkway. Behind the garage is a separate hardstanding area which would be suitable for storing a caravan or a boat. Adjoining the vegetable garden is a cedar Alton greenhouse, a large timber workshop with power and lighting, a storage shed and a small potting shed. Agents Note The lane leading to Inner Marsh Farm is owned by Marsh Farm, but subject to a right of way in favour of Inner Marsh Farm and an agricultural right of way for the adjoining fields. There are public footpaths which run over the lane leading to the property and surrounding land but not across the property itself or its own grounds. Please ask the agent for more details. Services Mains water and electricity. There are also two functioning wells on the property. Propane gas-fired central heating. Private drainage. Fixtures and fittings All items usually known as tenant s fixtures and fittings whether mentioned or not in these particulars together with all items of equipment and garden statuary are excluded from the sale but some may be available by separate negotiation. Local Authority East Devon District Council. www.eastdevon.gov.uk Tel: 01395 516551 Viewing Strictly by appointment only with agents Knight Frank Tel: 01392 423111 Directions (Postcode EX15 2NF) From the M5 motorway, leave at Junction 28 and proceed into the centre of Cullompton. Continue through Cullompton on the B3181 towards Exeter. Continue for about 2 miles and in the hamlet of Westcott, turn left at the Merry Harriers Inn. Continue towards and through Clyst Hydon and proceed towards Talaton. About 200 yards the speed de-restriction sign and immediately before a sharp right-hand bend, turn left in the entrance drive to Marsh Farm. The property will be found on the left hand side in a further 300 yards.

First Floor Approximate Gross Internal Floor Area 3520 sq.ft / 327 sq.m (includes Garage) Reception Bedroom Bathroom Kitchen/Utility Storage Ordnance Survey Crown Copyright 2016. All rights reserved. Licence number 100021721. NOT TO SCALE Ground Floor Important Notice: Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing ( information ) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. VAT: The VAT position relating to the property may change without notice. Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members names. Photographs: 2017. Particulars: April 2017. Kingfisher Print and Design. 01803 867087. This plan is for layout guidance only. Not drawn to scale unless stated. Windows & door openings are approximate. Whilst every care is taken in the preparation of this plan, please check all dimensions, shapes & compass bearings before making any decisions reliant upon them.