East Worlington, Crediton, Devon, EX17

An exceptionally attractive smallholding, centred on a large 5/6 bedroom period farmhouse and a useful range of outbuildings, together with a adjoining pasture and woodland. Extending in total to around 10.5 acres.

INTRODUCTION
The quintessential smallholding; Adworthy Farm enjoys a superb semi-rural position, with far-reaching countryside views, centred upon a very well-presented five bedroom detached Georgian-style farmhouse with integral potential for a one bedroom annexe. The holding extends to around 10.50 acres, including pasture fields, a small woodland plantation and an adaptable agricultural building and yard. It is situated within just a few miles of the two nearest villages and within easy reach of Crediton and Exeter.

DESCRIPTION
Situated within a quiet semi-rural position, Adworthy Farm is centred on a large Georgian-style farmhouse offering superb, high standard, accommodation throughout, extending to some 2,896 sq.ft. and including the flexibility to form a one bedroom self-contained annexe. It is further complimented by a number of useful outbuildings, large attached garage and grounds extending to around 10.5 acres. The dwelling benefits from far-reaching countryside views, with accommodation comprising the following:

On the Ground Floor:
Front door into attractive Entrance Hall with storage cupboard and stairs rising to the first floor. The Dining Room is a spacious reception room with front aspect and large fireplace with inset woodburning stove. From here, a door leads into the very well-presented Kitchen/Breakfast Room with dual aspect and French doors leading to the garden. The Breakfast area has an Aga and provides ample space for a table and chairs. The Kitchen is fitted with a matching range of wood fronted wall, base and drawer units with continuous work surface over incorporating Belfast sink. Integral electric oven with LPG hob and extractor hood over. Space and plumbing for a dishwasher and space for fridge/freezer. From the Kitchen, stairs rise to a Mezzanine area providing a great additional space, potentially for home-working or a snug/family space. A door from the kitchen leads into Bedroom 5/Guest Room a double bedroom with rear aspect and En-Suite fitted with matching suite comprising shower cubicle, close coupled WC and wash basin. From the Breakfast Room, a door leads into the Conservatory with dual aspect and access to the gardens. The Boot Room and Rear Entrance Hall provides a useful space for coats and muddy boots, has a Cloakroom off with WC and wash basin, and leads to the attractive veranda and enclosed courtyard at the rear of the house. The Sitting Room is a very spacious reception room with front aspect via sash windows and large inglenook fireplace with inset woodburning stove.

On the First Floor:
The main staircase rises to the principal galleried landing with front aspect. Bedroom 1 is a large double bedroom with front aspect and wash basin. The Family bathroom is fitted with a matching suite comprising bath with shower, close coupled WC and wash basin. Bedroom 2 is a large double bedroom with front aspect. Bedroom 3 is a double bedroom with rear aspect. From Bedroom 2, and also accessed via a secondary staircase rising from the Kitchen, there is a rear landing with a storage cupboard. Bedroom 4 is a double bedroom with front aspect. There is a further Family bathroom fitted with a matching suite comprising bath, close coupled WC and wash basin.

The Annexe:
Adjoining the main house, with access from the Sitting Room, is the Annexe Sitting Room with dual aspect via French doors to the front, and with an inglenook fireplace with inset woodburning stove. We have been informed that plumbing exists for the installation of kitchen units to make the annexe self-contained if desired. Open tread stairs rise to the Annexe Bedroom a spacious double bedroom with front aspect and storage cupboard. The En-Suite is fitted with a matching suite comprising bath with shower over, close coupled WC and wash basin.

OUTSIDE
The property is approached via Adworthy Lane, with a private gravelled driveway and parking area to the east of the house, providing access to the garaging, house and lands beyond. To the rear (north) is a detached stone built stable block and workshop building with a GI roof, and an attractive enclosed courtyard complete with covered cooking/BBQ area.

To the front (south) is an enclosed lawned garden area, along with a paved patio adjoining the house.

Beside the driveway is a lovely orchard, with a number of productive fruit trees.

Further to the east, the current vendors have created a hardstanding yard area and constructed a useful and adaptable agricultural building. This comprises a 3-bay open-fronted timber framed building, beneath a profile steel roof, with timber stock boarding and space boarding over, to three sides. The building measures around 13.5m x 6m. This yard area benefits from a separate entrance off Adworthy Lane to the north.

The land comprises mainly of level or gently sloping permanent pasture land, divided into two principal fenced enclosures. To the north is a young woodland plantation, of mixed deciduous trees.

The holding extends in total to approximately 10.5 acres, perfect for those with smallholder, equestrian or amenity interests.

SERVICES & OUTGOINGS
We understand that mains electricity and water are connected to the property. Oil-fired central heating. Compliant package treatment plant installed.

Council Tax: Band E - North Devon Council.

SITUATION
The property occupies a delightful rural position within the attractive and gently undulating countryside between South Molton, Tiverton and Crediton, close to the pretty villages of East Worlington and Drayford. Nearby Witheridge provides a useful range of everyday services including a newsagent/post office, village stores, two public houses, parish church and village hall, as well as primary healthcare and schooling, with a local primary school also available at East Worlington. The larger towns of South Molton, Tiverton and Crediton all provide a good range of local services including shops, banks, recreational facilities, primary and secondary schooling. To the north the A361 North Devon link road provides quick and easy access to the regional centre of Barnstaple to the north west, Tiverton and the M5 motorway (Junction 27) to the east. There are rail stations on the Barnstaple to Exeter (Tarka) line at Eggesford and Lapford, whilst mainline intercity rail links are available at Tiverton Parkway. The cathedral city and county town of Exeter is about 20 miles away, with international airports at Exeter and Bristol. Adworthy Farm is surrounded by picturesque and unspoilt Devon countryside providing a wealth of recreational activities including walking, horse riding, cycling, fishing on the rivers Mole and Taw, hunting, shooting, golf courses at Tiverton, Chulmleigh, High Bullen and Libbaton. To the north the Exmoor National Park offers beautiful moorland scenery with many foot and bridle paths and the stunning North Devon coastline, whilst to the north west are the popular sandy beaches of Instow, Saunton Sands, Croyde Bay, Putsborough and Woolacombe.

DIRECTIONS
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ADDITIONAL INFORMATION
Broadband: Superfast broadband is available. (Openreach).

Mobile Coverage: Available via O2, THREE and VODAFONE. For an indication of specific speeds and supply or coverage in the area we recommend contacting your own provider.

Flooding: The property is in an area at a VERY LOW RISK from River/Sea and Surface Water flooding (defined as the chance of flooding each year as less than 0.1%).

TENURE AND POSSESSION
Freehold with vacant possession available upon completion.

VIEWINGS
All viewings are strictly by appointment only via the Agents, Greenslade Taylor Hunt -

SPORTING AND MINERAL RIGHTS
We understand that these, in so far that they are owned, will be included in the freehold sale.

HEALTH & SAFETY POLICY
Please note the property includes outbuildings and agricultural land, with associated risks. Our Health and Safety policy requires all interested parties undertaking viewings of this property to be accompanied by a member of our staff. (If so directed by a member of GTH they must wear their own appropriate Personal Protection Equipment (PPE)). If interested parties do not adhere to our policy and view the site unaccompanied (or without PPE) then they do so at their own risk and we/the seller cannot be held liable for any personal injury or associated claim for compensation.