Swainsford, Mere, Warminster, Wiltshire, BA12

A substantial Grade II listed period farmhouse on 3.5 acres near Mere. Offering nearly 3,500 sq. ft of versatile living space with stone outbuildings offering conversion potential.

Occupying an idyllic position along a quiet country lane, Hinks Farmhouse is an attractive detached farmhouse constructed of local stone and surrounded by beautiful open countryside. The property offers nearly 3,500 sq. ft of versatile accommodation across two floors with period features such as elegant sash windows, charming flagstone flooring and feature fireplaces creating a wonderful blend of character and comfortable family living. The ground floor comprises a bright dual-aspect breakfast room, a kitchen with a generous walk-in pantry, an elegant formal dining room, utility room and an impressive sitting room centred around a striking fireplace with wood-burning stove. Two further reception rooms and cloakroom complete the ground floor. On the first floor are six well-proportioned bedrooms, all served by a substantial family bathroom. The is scope to reconfigure to create an additional bathroom if desired.

Outside
You approach the charming courtyard through a traditional five-bar timber gate to ample off-road parking located adjacent to the farmhouse and outbuildings.
The beautifully maintained gardens lie to the rear and side of the providing privacy and countryside views. An expansive lawn, mature borders, and a vegetable patch complement this beautiful farmhouse and a delightful terrace provides an idyllic setting for alfresco dining. A path leads beyond the formal gardens to approximately 3 acres of gently sloping paddock, enclosed by mature hedgerows and enjoying attractive views across the surrounding countryside.

Outbuildings
One of the outstanding features is the collection of traditional stone outbuildings, offering enormous potential for a variety of future uses.
The principal detached barn is of particular note and, subject to planning consents, offers potential for conversion into ancillary accommodation, holiday let or a home office complex. It comprises two enclosed ground floor rooms together with an open-fronted barn, while the first floor extends across the full footprint of the building, with exposed timbers, windows to either side and excellent ceiling height.
A further stone barn incorporates two useful storerooms and adjoins a substantial open-fronted car barn, providing excellent storage, workshop space or further development opportunities.

Note
The property is Grade II listed and subject to restrictive covenants. Interested parties should make themselves aware of these.

Restrictions on Use:
Not to erect any new building (other than a greenhouse or garden shed)
Not to make any alterations to the external appearance of the building without prior consent
Not to use the property other than as a single private dwelling with garden or amenity land
Not to use the Property for any noisy or offensive purpose.

Nuisance:
Not to do nor permit nor suffer to be done anything on the Property which may be or become a nuisance to the transferor or his tenants or occupiers of the retained land.

VAT
The land may be subject to VAT.

Services
Mains water and electricity are connected to the property. Drainage is private and may not comply with all current regulations. An oil fired boiler provides heating and hot water. Ultrafast broadband is available and all mobile phone networks have good coverage.

Wiltshire Council Tax F

EPC: F

Directions
Post code: BA12 6JU
What3words /// receive.modern.shallower

AML
Estate Agents are legally required to conduct Anti-Money Laundering (AML) checks on all parties involved in the sale or purchase of a property. W&W use a specialist service called "Guild 365"  to perform these checks. This is a service offered to Estate Agents who are members of the Guild of Property Professionals. These checks must be completed before a property is listed for sale and as soon as an offer is accepted (before we send out the Memorandum of Sale). There is a non-refundable fee of £25 (plus VAT) per person. Note: W&W receive a portion of this fee to cover our administration costs in processing these legal checks.

The Situation
Whitehill lies just 1.5 miles from Mere town centre. Mere has an abundance of community spirit with a thriving High Street providing services for most everyday requirements including a primary school, a library, Co-Operative store, post office, doctor surgery, pharmacy, public houses, cafe, restaurants to name but a few. Gillingham (4 miles) offers further facilities including an excellent secondary school, a wider range of shops and a mainline railway station serving London Waterloo and the south west. Wincanton (4 miles) also offers a secondary school, several supermarkets and a lovely independent High Street. Nearby is the A303 leads to the West Country and London via the M3. The area is well known for the choice of good State and Independent primary and secondary schools and a variety of leisure activities including golf, rugby and football clubs, cycling, shooting and horse riding. There is a wide network of footpaths and bridle ways accessible from the village or a short drive away.