BEAFORD | £300,000

A substantial and versatile Grade II Listed end of terrace COB & THATCHED HOUSE situated on the outskirts of Beaford offering adaptable and versatile FIVE BEDROOM, THREE RECEPTION ROOM & TWO BATHROOM accommodation which could easily be lived in as two properties with SEPERATE STONE BARNS/WORKSHOPS and good sized GARDEN
SITUATION The rural Devonshire village of Beaford is situated on the A3124 Winkleigh to Torrington Road and offers some local facilities including a primary school, a garage and a public house, whilst the nearby villages of Dolton and Winkleigh both offer a wider range of facilities and amenities including local shops, butchers, Post Office, doctors surgery, veterinary practice, Churches, two public houses, a mobile bank and library, and primary schools. Torrington lies approximately five miles to the east and offers a more comprehensive range of facilities including supermarkets, accountants, solicitors, a swimming pool, 'The Plough Arts Centre' and Dartington Crystal glass factory. Barnstaple, North Devon's regional centre is just over twenty minutes drive, and with the Cathedral and University city of Exeter to the south, both offer the wide range of shopping, amenities and facilities one would expect from the county's principal town and city. Tiverton, the M5 motorway at Junction 27 and Tiverton Parkway station, which provides a fast Intercity rail link to London Paddington, are approximately one hour's drive, and there is also an international airport at Exeter.

There are excellent recreational and sporting facilities in the area with further Leisure Centres at Crediton, Okehampton, Chittlehamholt, Chulmleigh and Barnstaple, further tennis courts and clubs including the 'Tarka' centre with indoor courts at Barnstaple, local rugby, football and cricket clubs, world famous fishing in the rivers Taw and Torridge, additional nearby golf courses at Libbaton, Chittlehamholt, Chulmleigh and Down St Mary, excellent walking and riding in all directions, racecourses at Haldon Exeter and Newton Abbot, and sailing and watersports on North Devon's scenic and rugged coastline, being approximately three-quarter of an hour's drive.

DESCRIPTION Reeds Farm is a substantial Grade II Listed house situated on the outskirts of Beaford on the A3124 accessible for Torrington and North Devon. The property is of traditional cob and thatch construction under a thatch roof with a more recent two storey block built addition to the rear under a flat roof, encompassing the 2nd Kitchen/Utility Room, a Bedroom and a Bathroom. Although currently lived in as one house Reeds Farm was formerly two cottages and could easily be turned back into two properties to accommodate dual family occupancy if required as it benefits from two independent entrances and two staircases. Internally the accommodation is arranged over two floors and the main cottage briefly comprises an Entrance Hall, Sitting Room, an Inner Hall, a Dining Room, a Kitchen, Stairs and Landing, Three Bedrooms and a Bathroom, whilst the adjoining cottage comprises an Entrance Hall, a Sitting Room, Stairs and Landing, a Master Bedroom with En-suite Shower Room and a Second Bedroom. There is currently an interconnecting door from the Kitchen into the Utility Room and the landing could be opened up easily to create one complete house depending on the potential purchasers requirements. Reeds Farm benefits from all the character and charm one would expect from a property of this style and period including two original stone fireplaces housing cast iron wood burners with inset heavy beams over, an original oak screen in the Sitting Room as well as traditional beamed ceilings throughout, whilst modern additions include electric night storage heaters. Outside and to the rear of the house there is a Courtyard, over which the neighbouring property has a pedestrian right of way, giving access to two traditional two storey stone Barns/Workshops which could be utilised in a variety of ways subject to necessary planning permissions and building regulations. Beyond the courtyard a wrought iron pedestrian gate gives access to the enclosed Garden, which is of a good size and mainly laid to lawn, creating a really super feature.

ENTRANCE From the front path a wooden front door opens into an

ENTRANCE HALL With original door to the Sitting Room, stairs leading to the First Floor Landing and electric meters and fuse boxes to one side. The Entrance Hall also benefits from an oak screen and a stained oak board floor.

SITTING ROOM A good sized room with window to the front with exposed lintel over and stained wood sill. At one end is the original exposed stone fireplace with stone hearth housing a cast iron wood burner with inset heavy beam over and range of display shelving to one side. On the opposite side of the fireplace is a traditional oak screen with a wall mounted electric heater. The Sitting Room also benefits from a stained oak board floor and an original strip pine door and step down into an

INNER HALL with original brick floor and doors and steps to the Dining Room and Kitchen. On one side is the under stairs storage cupboard, whilst on the opposite side an internal window looks into the Kitchen with deep display sill.

DINING ROOM with window to the front with exposed lintel over and wall light.

KITCHEN with fully tiled walls and a central peninsula breakfast bar set under a wood block work surface fitted with a Belfast sink with mixer tap and wooden units below. The wood block work surface continues around under a window to the rear overlooking the courtyard to an integrated fridge and space an point for a fridge freezer. At one end is a space and point for an LPG gas cooker with wooden freestanding butchers blocks on either side. The Kitchen also benefits from wall mounted corner cupboards, a tiled floor and a Back Door leading out to the Courtyard. At one end an original oak door opens into the adjoining cottage Kitchen.

STAIRS AND LANDING Returning to the Entrance Hall, stairs with oak screen to one side lead straight to the First Floor Landing with doors to the Bedrooms and Bathroom, hatch to roof space and electric panel heater.

BEDROOM 3 A good sized double Bedroom with window to the front, exposed lintel over.

BEDROOM 4 Another double Bedroom with window to the rear overlooking the courtyard.

BEDROOM 5/STUDY A small single L-shaped Bedroom with window to the front. In one corner is a built in wardrobe with fitted shelving.

BATHROOM with partially tiled walls, windows to the side and rear and matching champagne coloured suite comprising a panel bath with 'Mira 915' mixer shower over; low level WC; and a pedestal wash hand basin.

ENTRANCE HALL (COTTAGE) Returning to the outside front a wooden Front Door opens into an Entrance Hall with door to the Sitting Room and stairs leading to the First Floor Landing and further doorway into the Dining Room (currently blocked off).

SITTING/LIVING ROOM with original exposed fireplace to one side with stone hearth and inset heavy beam over with range of display shelving in one corner and display niche to the other. The room also benefits from a window to the front with wide window seat below, exposed stone walls and electric panel heater. In one corner a door opens into

KITCHEN/UTILITY ROOM Fitted with a range of matching units along one wall under a roll top work surface including and incorporating a stainless steel sink unit with mixer tap, set below a window to the rear overlooking the courtyard. At one end is a stainless steel oven whilst at the other the interconnecting door leads into the Kitchen of the other cottage. The Kitchen/ Utility Room also benefits from space and point for a fridge/freezer, hatch to roof space, inset ceiling downlighting, exposed stone walls, further window to the rear and an attractive brick floor.

STAIRS AND LANDING Returning to the Entrance Hall, stairs lead to the First Floor Landing with doors to both Bedrooms.

MASTER BEDROOM A good sized double Bedroom with window to the front and in one corner a built in vanity unit with tiled sill and storage shelf below. In one corner a doorway opens into an

ENSUITE SHOWER ROOM with fully tiled walls and matching suite comprising a walk in shower with drain in the floor and chrome controls; low level WC. The En-Suite also benefits from a chrome ladder towel rail, tiled floor and part sloping ceiling.

BEDROOM 2 An 'L' shaped single Bedroom with window to the front, storage shelving and a built in wardrobe on one side.

OUTSIDE From the road, a driveway gives access to double wooden gates opening into a Courtyard at the rear of the property and over which the neighbouring house has a pedestrian right of way. On one side is a detached two storey stone and timber barn under a galvanised iron roof comprising a former stable and a log store which could be utilised in a variety of ways (subject to necessary planning permissions and building regulations), whilst on the opposite side a timber decked area creates a lovely summer seating area and a great site for flowerpots and planters. At the other end of the courtyard is a further semi-detached two storey stone and cob barn, formerly a cow shippon, under a galvanised iron roof with scope to create a studio, additional living accommodation or a workshop subject to necessary planning permissions and building regulations. Beyond the courtyard a cast iron pedestrian gate leads under an attractive stone arch into the enclosed Rear Garden which is mainly laid to lawn with timber shed/summerhouse to one side which is bordered on both sides by mature hedging, greenhouse at one end, mainly laid to lawn enjoying views over the adjoining countryside.

SERVICES Mains electricity, mains water and mains drainage. Telephone connected subject to BT regulations.

VIEWINGS Strictly by appointment through the agent. Out of Hours Please Call 01769 580024
Floorplan for BEAFORD