MANOR FARM HOUSE CRUXTON, DORCHESTER, DORSET

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1 MANOR FARM HOUSE CRUXTON, DORCHESTER, DORSET

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3 MANOR FARM HOUSE CRUXTON, DORCHESTER, DORSET A pretty and beautifully presented period house with views and river frontage situated in a peaceful and idyllic location Entrance hall Sitting room Snug Study Dining room Kitchen/breakfast room Laundry room Cloakroom Master bedroom with en-suite bathroom Guest bedroom with en-suite bathroom 2 further double bedrooms Family bathroom Double garage Parking Restored cow byre providing party/games room, wine store, garden store & extensive storage Greenhouse Garden and paddock with river frontage In all about 2 acres (0.8 hectare) Maiden Newton 1 mile Dorchester 9 miles (London Waterloo 2½ hours) Yeovil 13½ miles (Distances and time approximate) Knight Frank LLP 15 Cheap Street, Sherborne, Dorset DT9 3PU Tel: sherborne@knightfrank.com 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.

4 Manor Farm House Originally a terrace of three 17th century farm workers cottages built of banded stone and flint under a thatched roof and virtually derelict by the end of the 20th century, Manor Farm House was rescued and converted into a single house by the present owner in 1999, with extensions added to the side and rear of the original building. The house is beautifully presented, has many period features including fireplaces, beams and window seats and the layout has a light and airy feeling throughout. On the ground floor the front door opens to the entrance hall, which has a fireplace, tiled floor, staircase rising to the first floor and doors off to all the principal reception rooms. On one side is the sitting room, which has a fireplace and windows on two sides and on the other is the charming snug, which also has a fireplace, fitted bookcases along two walls and a door leading through to the study. Also off the hall is the dining room, which has French windows overlooking the rear terrace and is open plan to the kitchen/breakfast room, which also has French windows leading to a side terrace and overlooks the garden and has a lovely view down the valley. It is fitted with a 4 oven oil-fired AGA (black), a range of built-in electrical appliances and bespoke wall and floormounted units under granite and oak work surfaces. A door from the dining room leads to the laundry room and cloakroom. On the first floor of the house is a centrally positioned, galleried landing with windows on two sides, the master and guest bedroom suites, both with en-suite bathrooms, two further double bedrooms and the family bathroom. Garaging, Outbuildings & Garden The house sits at the end of a No-Through lane in a peaceful, private and idyllic setting looking out over its garden and paddock and out over the valley, bisected by the River Frome. The garden has been designed to be low maintenance and lies principally on one side of the house with additional borders fringing the house, outbuildings and boundary walls to provide a colourful setting. Immediately in front of the house is a broad gravelled parking area beside a stone and flint double garage. Below is a further parking area and L-shaped cow byre, which now comprises a large games/party room with adjacent wine store, garden store and extensive additional storage (this could provide additional annexe accommodation subject to obtaining the necessary planning consents). Behind is the paddock, which is bounded by stock-proof fencing and 50 yards of river frontage. (N.B. The fishing rights are not included.) In all the garden and grounds extend to about 2 acres (0.8 hectare).

5 Situation & Amenities The property is situated on the edge of the small hamlet of Cruxton and less than a mile from the village of Maiden Newton, which has a parish church, village hall and an excellent range of local amenities including a public house, petrol station, shops, restaurant, primary school, veterinary and doctor s surgeries and a rail link to Dorchester, Bath and Bristol. For further details visit E In addition to the primary school in the village, there are a further two Church of England primary schools within a five-mile radius, all feeding to the Thomas Hardye School in Dorchester (9 miles) for secondary education. Nearby private schools include Hazlegrove, the Sherborne schools, Bryanston and Perrott Hill. S The county town of Dorchester and the regional centre of Yeovil (13½ miles) both provide extensive ranges of shops and services. t Dorchester, Yeovil, Sherborne and Exeter all provide excellent entertainment venues. e There are several gastro pubs and restaurants within the local area. M The A356 runs through Maiden Newton and the A37 (3 miles), both provide quick access to the main road network. T There is a regular mainline rail service from Dorchester to London Waterloo, taking about 2½ hours. A Bournemouth and Exeter Airports are both just over an hour s drive away offering connections within the UK and to many international destinations. Services Mains water and electricity. Private drainage. Oil-fired central heating and AGA.

6 Fixtures & Fittings Fitted carpets are included. All those items regarded as tenant s fixtures and fittings, together with the curtains and light fittings, are specifically excluded from the sale. However, certain items may be available by separate negotiation. N.B. The bookcase in the sitting room is specifically excluded. Tenure: Freehold Council Tax Band: H Local Authority: West Dorset District Council. Tel: Directions (Postcode DT2 0EB) From Dorchester proceed on the A37 signed to Yeovil. After approximately 3 miles and on leaving the small village of Grimstone take the left fork onto the A356, signed to Frampton. Carry on from Frampton to the next village, Maiden Newton. 500 yards after the beginning of the village, take a narrow left turn into Frome Lane about 75 yards after the garage (signed Frome Vauchurch and Cruxton). Proceed along this narrow lane over the River Frome and at the end of the lane turn left onto Cruxton Lane. Manor Farm House will be found at the end of the lane on the left. Viewings All viewings are by appointment with the sole agents Knight Frank LLP.

7 Outbuildings (Not shown in actual location/orientation) Approximate Gross Internal Floor Area sq.m / 2863 sq.ft Outbuildings: sq.m / 2969 sq.ft Total: sq.m / 5832 sq.ft First Floor 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 OC Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members names. Photographs: March Particulars: April Kingfisher Print and Design 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.

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