West Anstey, South Molton, Devon, EX36

An outstanding Residential and Equestrian Smallholding enjoying a readily accessible position with wonderful views, benefiting from a beautifully appointed detached period house (3 beds), chalet (1 bed), superb equestrian facilities and productive pasture land. In all about 6.35 Acres.

Lands Farm, built in 1710, comprises a most attractive and adaptable residential smallholding enjoying a delightful position. The property is exceptionally well equipped for equestrian enterprises, although the adaptable and versatile range of outbuildings may also appeal to those prospective purchasers with smallholder or other amenity interests.
The property provides a serene escape from the hustle and bustle of everyday life, centered upon an attractive and well appointed detached period house, which is not listed, providing well proportioned and beautifully presented three bedroomed family accommodation enjoying wonderful views over its own large gardens and countryside beyond. The superb range of equestrian facilities include stabling, field shelters, enclosed concrete yard and an outdoor arena with floodlighting. The modern barns also affords the potential for additional stabling. Complimenting the property package is the chalet which the current vendors have used as ancillary accommodation and to generate additional income.
The buildings compliment the adjoining productive pasture land, which is primarily utilized for grazing. Lands Farm extends in total to about 6.35 Acres and is offered for sale as a whole.

THE HOUSE
The attractive detached period farmhouse comprises mainly stone and cob construction beneath a slate roof, providing charming three bedroomed family accommodation whilst retaining many original and period features, including exposed beams and window seats, stonework and large inglenook fireplace.
The property is entered through the Garden Room that allows ample natural light to flow through. There are steps down into the kitchen dining room that has been recently fitted. The inglenook fireplace is a beautiful contrast to the modern kitchen that occupies a range of base units with built in dishwasher, ceramic sink, range cooker with induction hob. From this room a door leads through to a lobby area. At the bottom of the stairs is a conveniently positioned bathroom that comprises a bath, W.C and hand wash basin. The lounge is a spacious room that enjoys far reaching views over the beautiful gardens and the land. The lounge enjoys an inglenook fireplace that ties the room together and beautiful window seats. Following from the lounge is a useful utility room that has base units with a sink and drainer, with the oil fired boiler and batteries and inverter for the solar panels being located in the utility room.

On the first floor, the stairs rise to a landing serving three good sized bedrooms, all enjoying delightful views of the surrounding countryside. The main bedroom has a well appointed en-suite shower room, with a separate family bathroom serving the other bedrooms. The master bedroom is a large bedroom that has a vaulted ceiling allowing natural light to fill the room, a beautiful beam runs through the room. The en-suite comprises of a stand alone shower, W.C and hand wash basin. Bedroom 2 is a double bedroom that is dual aspect with far reaching views over the devon countryside. Bedroom 3 is a double bedroom that has a single aspect with views over the gardens. The family bathroom comprises of a stand alone shower, hand wash basin and W.C.

CHALET
The Chalet is located to the rear of the property and offers itself as a holiday let or ancillary accommodation with it having 1 double bedroom with ensuite, kitchen that has a range of base units with cooker, hob and sink with drainer and a sitting room. This space was previously used as an Air B&B but can be used for any purpose.
For approximate room dimensions and layout please refer to the enclosed floorplan.

OUTSIDE
Land Farms is approached via a truly picturesque, tree-lined driveway that runs elegantly through established woodland, creating a wonderful sense of arrival as it leads to both the house and barns. The property occupies a prominent and private position, set centrally within its own grounds. There is generous parking available, with a paved pathway guiding you to the front entrance. The gardens wrap beautifully around the home, offering a variety of outdoor spaces, including an orchard to the rear. A vegetable garden features a greenhouse and fruit cage, both of which will remain, while a private area of woodland is directly accessible from the garden, further enhancing the feeling of space and seclusion.
To the rear of the property there is a log cabin with double doors. Next to the log cabin is a hot tub that will be staying at he property.

THE OUTBUILDINGS
Situated near the house, is an excellent range of outbuildings, primarily designed for equestrian purposes and currently utilised for the livestock. Serving the house and outbuildings is a large gravelled car parking and turning area accessed directly from the private lane. The buildings may afford potential for adaptation to alternative uses, subject to obtaining any necessary planning consent. The buildings may be briefly described as follows:-
Modern Barns
The modern barns are situated in a convenient location close to the entrance of the property. Both the barns have rolling doors and concrete polished floors. The main barn has a fuel heater inside with power and lighting. There are solar panels located on the roof of this barn that power the barns, hot tub and chalet. The second of the modern barns is a smaller barn that has both power and lighting.
Stable Block
The stable block has a total of 9 stables that have water and power that run through out. There is a gated concrete yard into the stable block with all of the stables having concrete floors. There is a hay store that is attached to the stable block.
Field shelter
The field shelter is an open fronted barn that is located in the largest paddock with access to this available from the driveway into the property.

THE LAND
This comprises an attractive and gently sloping pasture contained within hedged boundaries and stock fenced, creating a tranquil and picturesque setting offering a true sense of rural life. The land may be ideal for grazing horses, livestock, conservation, potential smallholder ventures or other amenity uses. All in about 6.35 Acres.

SERVICES & OUTGOINGS
The property benefits from mains electricity and water supplies. Drainage of the farmhouse to a private septic tank system. Oil fired central heating. Solar panels on main house that have a battery and solar panels on the modern barns.
Council Tax: North Devon Council Band E, together with the usual service and environmental charges.

FIXTURES & FITTINGS
All fixtures and fittings, unless specifically referred to within these sale particulars are otherwise expressly excluded from the sale.

RIGHTS OF WAY, EASEMENTS, WAYLEAVES, ETC.
There is a right of way by horse for the neighbouring farmer.
The property is offered and as far as required by the Vendors will be conveyed subject to all other rights of way, easements, wayleaves, privileges and advantages, either public or private, whether specifically referred to in these particulars of sale or not.

ADDITIONAL INFORMATION
Broadband: Full fibre broadband available, up to 1600 mbps download speed and up to 115 mbps upload speed (Based on Openreach data).
Mobile Coverage: Poor to no service available via EE, O2, Vodafone and Three. For an indication of specific speeds and supply or coverage in the area we recommend contacting your own provider. (Based on Ofcom data).
Flooding: According to the Environment Agency website the property is in an area at a very low risk of flooding from Surface Water or River/Sea (defined as the chance of flooding each year as less than 0.1%).
Construction: Stone and cob

IMPORTANT NOTICE
All persons wishing to view the property do so entirely at their own risk. Neither the Vendors or their Agents will be held liable for any damage or injury that may occur when interested parties are visiting the property. A working farm is a potentially hazardous environment and for prospective purchasers own personal safety, please be vigilant when viewing, particularly around the farmyard and in fields containing stock. All persons viewing the property are asked to observe the country code and close all gates.

SITUATION
Nestled on the southern fringe of the Exmoor National Park and situated on the edge of Yeo Mill. Yeo Mill is a pretty hamlet lying in the rural parish of West Anstey, a predominantly agricultural landscape of mainly pasture land interspersed with an abundance of wooded valleys.
The area has a thriving local community with a village hall and well regarded primary school at East Anstey. The towns of Dulverton, South Molton and Tiverton all provide a good range of local services including shops, banks, recreational facilities, primary and secondary schooling.
Despite its peaceful rural location Lands Farm is conveniently situated for access to the surrounding districts with the A361 North Devon link road to the south providing easy access to South Molton, Barnstaple and Tiverton, as well as the M5 motorway at Junction 27. Main line rail services are available at Tiverton Parkway, with international airports at Exeter and Bristol.