Abbey Farm Estate, Knowstone, South Molton, Devon

Abbey Farm Estate, Knowstone, South Molton, Devon

Abbey Farm Estate Knowstone, South Molton, Devon EX36 4RT A charming private estate set in a secluded Devon valley. Knowstone 1.4 miles, South Molton 6.6 miles, Dulverton 10 miles, Tiverton 13.5 miles, Exeter 28 miles Principal house with kitchen/breakfast room Dining room Drawing room WC Study Master bedroom with en-suite and 6 further bedrooms Two bathrooms Shower room EPC rating E A range of modern and traditional agricultural buildings Potential for good family shoot 260.56 acres of pasture l 22.52 acres of woodland In all about 286.60 acres (115.99 ha) Available as a whole or in four lots Location Abbey Farm Estate is situated in an idyllic sheltered private valley within the undulating countryside just outside the Exmoor National Park. From the high points of the land superb views can be enjoyed of the vast surrounding landscape including views of Exmoor National Park. Despite Abbey Farm Estate enjoying the rural tranquillity, it is well connected. The local village, Knowstone is situated about 1.4 miles to the east where there is a parish church, village hall and The Masons Arms, which has one Michelin Star. The North Devon Link Road (A361) is easily accessed the other side of Knowstone, just 2.6 miles to the south, providing a fast route to the popular North Devon beaches. The A361 also provides good access to the towns of South Molton, Barnstaple and Tiverton which all offer an excellent range of high street shops and restaurants. Dulverton, with its character shops and restaurants, is also situated about 10 minutes away from Abbey Farm Estate. The M5 motorway can be accessed to the east of Tiverton at Junction 27 and provides easy access to Exeter, Bristol, the midlands and north of England and connects the M4 motorway just north of Bristol to provide a motorway link to London. Regular high speed trains operate from Tiverton to London Paddington with a journey time from 2 hours. Bristol International and Exeter International Airports are both within convenient reach. The airports provide flights to international and UK destinations throughout the year, notably with regular business flights to London City Airport from Exeter. There are a number of well-regarded independent schools in the area, including Blundell s School near Tiverton and West Buckland School near Barnstaple to name but a few. There are a number of primary schools in the local area including Rackenford, East Anstey and South Molton. Secondary schools in the area include South Molton, Chulmleigh and Barnstaple. Lot 1: Abbey Farm Estate 106.84 acres (43.23 ha) Abbey Farm Estate is accessed via a long private drive which descends in to the private valley. The attractive period house is not listed and is south east facing, with the farm buildings predominately situated to the north west of the house. There are no public rights of way over the Estate. The house has undergone significant renovations and improvements in recent years including a new roof, the electrics have been rewired and a new central heating system installed. Unusual for the area, the property is mainly constructed from Bath stone.

The stonework has benefited from important works and has recently been repointed with lime mortar, enhancing the property greatly. Internally the property has sympathetically been renovated with a program of improvements, enhancing and retaining much of its character and period features such as, exposed beams, open fireplaces and wooden windows. Upon entering through the main doors, the entrance hall leads to a central hallway. This leads to the drawing room, with double aspect to the east and south east, which features an impressive inglenook fireplace, there is also a staircase to the first floor. The central hallway also leads to the generous dining room with a log burning stove and French doors opening onto the front terrace. The kitchen/breakfast room is on from the dining room to the south west of the property. The kitchen/breakfast room has been subject to significant improvement including granite worktops, stone floors and a wood burning stove. The large reception room to the north connects the central hallway and the kitchen/breakfast room. There is also a ground floor WC and a staircase leading to the first floor. There are two externally adjoining stores, one of which houses the boiler. On the first floor there is the master bedroom with an en-suite and four further bedrooms, a bathroom and a shower room. There are two further staircases leading to the second floor where there is a study, two bedrooms and a bathroom. All the rooms enjoy fantastic views of the surrounding countryside.

Outside To the south east is the front garden, with the potential of making this into an impressive main entrance drive. A terrace has recently been laid to the east and south sides of the house in order to enjoy the peaceful surroundings. Outbuildings There are a number of traditional and modern outbuildings. There is a two storey cob and stone outbuilding to the west of the house, which could be converted to a variety of uses including more accommodation, subject to the appropriate planning permissions. To the north west of the house is a range of modern interconnected agricultural barns with a separate workshop to the north. There is also a smaller outbuilding with a WC to the east. Away from the main farm, near the main gate there is a modern agricultural barn known as Top Barn. The Land Within a ring fence the land protects and surrounds the house making it a very private retreat. In total Lot 1 extends to 106.84 acres. There are 89.88 acres of pasture land and 15.76 acres of woodland. The land immediately surrounding the house and main farm buildings is made up of a number of smaller paddocks with the larger fields extending up either side of the valley. Fantastic far reaching views of the surrounding countryside can be enjoyed from the higher ground with Exmoor in the distance. There is a charming mature belt of woodland with a good number of mature oak trees running down the centre of the valley with a picturesque stream meandering through. This is a rare and superb opportunity to purchase some of the finest, unspoilt Devon countryside with the potential of setting up a family shoot.

Lot 2: Upper Ground 119.88 acres (48.52 ha) The land comprises 115.78 acres of pasture land. The land is divided into several enclosures currently used for grazing sheep, however has the potential to be ploughed subject to Environmental Impact Assessment (EIA). The land to the north can either be accessed from the main farm or from the B3227, just to the north. The land has the benefit of two agricultural barns. Lot 3: Village Fields 24.24 acres (9.80 ha) Approximately 24.24 acres of mainly level pasture land with the potential to be ploughed subject to an EIA. There a number of access points along Cross Side Hill Lane and Cross Moor Lane. There is also a recently constructed agricultural barn. Lot 4: Land to the East 35.64 acres (14.44 ha) The land consists of approximately 30.66 acres of pasture land and approximately 2.66 acres of woodland, with part of the pasture land historically being arable land. Access is gained via a track just off Cross Moor Lane.

Floorplans Main House internal area 3,652 sq ft (339 sq m) Stores internal area 107 sq ft (10 sq m) For identification purposes only. W N 8092 0.87 ha 2.16 7684 2.19 ha 5.42 7866 6.14 ha 15.18 Store 1 3.00 x 1.78 9'10" x 5'10" Bedroom 6 5.49 x 4.88 18'0" x 16'0" Second Floor Void Study 2.97 x 2.39 9'9" x 7'10" S E Bedroom 7 4.88 x 3.66 16'0" x 12'0" 6905 0.67 ha 6101 1.66 0.17 ha 0.41 6695 1.65 ha 4.07 1384 0.05 ha 5587 0.14 2.42 ha 5.97 1772 6575 0.28 ha 1.91 ha 1076 0.68 4.71 2.21 ha 5.46 2668 4.67 ha 4969 11.53 9.53 ha 23.54 3852 0.11 ha 0.27 1450 2.95 ha 7.29 3142 5.81 ha 14.36 2025 4.87 ha 12.03 2312 0.94 ha 0811 2.32 1509 0.15 ha 1.29 ha 0.36 3.18 0994 2.55 ha 6.30 This plan is published for the convenience of the purchaser only. Its accuracy is not guaranteed and it is expressly excluded from any contract. Based on Ordnance Survey 1:2,500 mapping with the permission of the Controller of HMSO Crown Copyright Licence No ES 100018525 Not to Scale. Drawing No. R9643-09 Date 27.07.18 9.12 x 6.58 29'11" x 21'7" Kitchen Ground Floor Breakfast Room Dining Room 5.16 x 4.75 16'11" x 15'7" Hall 3.33 x 2.14 10'11" x 7'0" Drawing Room 6.78 x 5.26 22'3" x 17'3" Dressing Room 2.33 x 1.90 7'8" x 6'3" Store 2 3.11 x 1.50 10'2" x 4'11" Bedroom 3 5.94 x 2.13 19'6" x 7'0" First Floor Bedroom 2 5.44 x 3.71 17'10" x 12'2" Bedroom 4 2.46 x 2.31 8'1" x 7'7" The position & size of doors, windows, appliances and other features are approximate only. ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8348991/ss Bedroom 5 2.44 x 2.13 8'0" x 7'0" Bedroom 1 5.31 x 3.56 17'5" x 11'8" 9177 5.95 ha 14.71 0459 2.08 ha 5.14 8456 4.95 ha 6945 12.24 1.27 ha 3.14 9644 0.18 ha 0.44 5940 7839 4.34 ha 3.12 ha 10.72 7.71 0132 3.98 ha 9.84 9316 3.18 ha 7.86 0607 0.46 ha 9505 1.13 1.12 ha 2.78 0201 0.29 ha 8802 0.71 0.99 ha 2.45 9796 0.48 ha 1.17 9682 8782 3.15 ha 0.07 ha 7.79 0.17 8733 3730 0.53 ha 3.66 ha 7030 1.32 9.04 0.02 ha 8129 0.05 0.05 ha 0.13 7524 1.26 ha 6121 3.12 2.83 ha 7.00 6708 8017 4414 0.36 ha 1.27 ha 4.17 ha 0.89 3.13 10.30 7213 0.70 ha 8103 1.72 0.46 ha 1.15 6207 7704 0.58 ha 7306 0.05 ha 1.44 0.49 ha 7703 0.12 1.20 0.13 ha 0.32 5500 2.14 ha 5.28 6795 7995 8695 5393 0.47 ha 0.48 ha 0.43 ha 1.51 ha 1.16 1.19 1.06 3.74 7499 0.13 ha 7596 0.34 0.09 ha 8788 0.22 0.67 ha 7086 8181 1.65 0.09 ha 7486 0.96 ha 0.23 0.89 ha 2.37 2.20 7577 0.22 ha 0.53 8375 0.26 ha 7773 0.65 7371 0.49 ha 0.18 ha 1.22 0.45 5267 6666 3.07 ha 1.84 ha 7467 7.60 7374 4.55 0.13 ha 0.31 0.02 ha 0.05 3257 4.58 ha 11.33 Abbey Farm Estate - Lot 1 - Lot 2 - Lot 3 - Lot 4

General Services Private water, private drainage and mains electric. Oil fired central heating and a number of back up night storage heaters. The farmhouse is in Council Tax Band E - 2,221.93 and has an EPC of E. Fixtures and fittings Vendors fixtures and fittings are excluded from the sale. In particular the carpets, curtains, garden statuary, furniture and ornaments are specifically excluded. However, certain items may be available by separate negotiation. Designations Part of Abbey Farm Estate is in a Nitrate Venerable Zone. Wayleaves, easements and rights of way The property is being sold subject to and with the benefits of all rights including; rights of way, whether public or private, light, support, drainage, water and electricity supplies and other rights and obligations, easements and quasi-easements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains, water and gas and other pipes whether referred to in these particulars or not. There are no known public footpaths over any of the land. South West Estates & Farm Agency 24 Southernhay West, Exeter, Devon EX1 1PR 01392 215631 exeter@struttandparker.com struttandparker.com @struttandparker /struttandparker 60 offices across England and Scotland, including Prime Central London Basic Payment The Entitlements are included in the sale. The seller will retain the 2018 payments. Health and safety Given that the potential hazards of a working property we ask you to be as vigilant as possible when making your inspection for your own personal safety, particularly around the farm buildings. Local authority North Devon Council Lynton House, Commercial Road, Barnstaple, EX31 1DG Tel: 01271 327711 Postcode EX36 4RT Directions Exit the M5 at junction 27 and follow signs to Tiverton on the A361 and follow this road for about 6.4 miles. At the roundabout take the second exit keeping on the A361 signposted to Barnstaple. Stay on this road for about 9.7 miles and take the exit to Knowstone. In about 0.4 miles turn left towards Knowstone and after about 0.9 miles at the T-junction turn left and continue for about 1.3 miles. The property is accessed via the lone track on the right after East Crosside Farm. The property is not visible from the public road. IMPORTANT NOTICE Strutt & Parker gives notice that: 1. These particulars do not constitute an offer or contract or part thereof. 2. All descriptions, photographs and plans are for guidance only and should not be relied upon as statements or representations of fact. All measurements are approximate and not necessarily to scale. Any prospective purchaser must satisfy themselves of the correctness of the information within the particulars by inspection or otherwise. 3. Strutt & Parker does not have any authority to give any representations or warranties whatsoever in relation to this property (including but not limited to planning/building regulations), nor can it enter into any contract on behalf of the Vendor. 4. Strutt & Parker does not accept responsibility for any expenses incurred by prospective purchasers in inspecting properties which have been sold, let or withdrawn. 5. If there is anything of particular importance to you, please contact this office and Strutt & Parker will try to have the information checked for you. Photographs taken June 2018. Particulars prepared June 2018. Strutt & Parker is a trading style of BNP Paribas Real Estate Advisory & Property Management UK Limited.