Church Ford Little Torrington, North Devon, EX38 8PR

1.6 Miles RHS Rosemoor 1.7 Miles Torrington 5.6 Miles Beaford 7.8 Miles Bideford 7.9 Miles Dolton 11.5 Miles Hatherleigh 12.6 Miles Winkleigh 13.6 Miles Barnstaple 14.2 Miles Holsworthy 17.4 Miles South Molton 18.2 Miles Okehampton 34.5 Miles Exeter A great opportunity to own a very individual character home A very well presented Grade II Listed period property with C17th origins offering much charm and character being offered for sale for the first time in over 40 years.. This delightful property will not disappoint on inspection and is strongly recommended to those who would like to own something a little bit different. The accommodation is arranged over 2 floors offering 6 bedrooms served by 3 staircases offering scope for extended family occupation or possible a home with income. Entrance Hall Living Room Dining Room Kitchen Utility Room Sitting Room Cloakroom 6 Bedrooms Shower Room Bathroom Second Kitchen 2 Garages Ample Parking Large Gardens This property could easily be arranged as 2 interconnecting dwellings and has undoubted potential for B & B use. Church Ford is approached over a long driveway and set in a plot extending to just under 1 acre. The edge of hamlet location benefits from impressive views and predominant outlook over neighbouring countryside. Mark Devitt Property Marketing and Sales Consultants 01237 420899 mark@markdevitt.co.uk

Church Ford, Little Torrington, Great Torrington, North Devon. EX38 8PR A truly magical period home, with loads of charm and character, making it easy to understand why the current owners have lived here for so long. With heavy heart they have decided it s time to move on and let someone else make Church Ford their home. Price Guide 575,000 Freehold Church Ford is located just outside the hamlet of Little Torrington which lies a short distance from the nearby historic market town of Great Torrington (the last Westcountry stronghold of the Royalists in the English Civil War of 1646) is the centre of Tarka Country located in the heart of Devon countryside above the River Torridge. The town offers a number of local amenities include bank, butchers, chemist, Post Office, pet shop, bakery, pubs, restaurants, Lidl supermarket, BP Petrol station with small M & S shop, places of worship, primary and secondary schooling. A bus service connects with Bideford, Barnstaple, Holsworthy and even Exeter. Additional attractions in the town and surrounding area include the Dartington Crystal Factory and Visitor Centre, the Plough Arts Centre with theatre, cinema and art gallery, the RHS Garden at Rosemoor; (a collection of gardens, woodlands and parkland owned by the Royal Horticultural Society). The nearby Tarka Trail is one of the country's longest continuous traffic-free foot path and cycle way connecting Torrington with Braunton skirting the Taw Torridge Estuary and also forms part of the Devon Coast to Coast Cycle Route. Torrington Common is popular with dog walkers and those relishing an ice cream on a sunny summer s day, also the venue for many of Torrington Cavaliers themed November 5 th bonfires, beside the common is Torrington golf course. A short drive away is Westward Ho! where there is a three mile stretch of long, safe and sandy Blue Flag beach which fronts the Northam Burrows Country Park and the Royal North Devon Golf Club, which is reputed to be the oldest links course in the country. The picturesque former fishing village of Appledore with its brightly painted cottages and narrow Georgian streets lies on the banks of the Taw Torridge estuary directly opposite the popular village of Instow again with its own sandy beach and yacht club.

The nearby port and market town of Bideford offers a choice of town centre and out of town shopping including a selection of supermarkets, coffee shops and hotels. Located on the banks of the River Torridge and providing easy access to the A39 Atlantic Highway which connects North Cornwall with A361 North Devon Link Road which in turn connects with Junction 27 of the M5 motorway where there is also a mainline station at Tiverton Parkway providing a direct link to London Paddington. North Devon s regional centre of Barnstaple offers the areas main business, shopping and commercial venues. Tennis centre, college, theatre and branch line train station providing a link with the mainline at Exeter St Davids. Dartmoor National Park is a short drive away with its breath taking scenery and dark skies. Also accessible via the Devon Cycleway. This charming property has origins dating back to C17 th with a C19th addition creating a very interesting L shape to the property making it ideal for large family with dependents or perhaps use as a home with income Set in surprisingly private gardens with outlook over neighbouring countryside and impressive views over the Torridge Valley and on to Exmoor in the distance. Church Ford is a charming centrally heated well appointed character home which is strongly recommended by the vendors sole agents.

Accommodation as follows, all measurements are approximate: Front Entrance Door leading to Entrance Hall: with staircase off Living Room: 18 8 x 14 10 (5.68m x 4.51m) with French doors to garden, beamed ceiling, radiator and feature fireplace with inset woodburner Dining Room: 18 8 x 16 3 (5.68m x 4.95m) with French doors to garden, beamed ceiling, feature fireplace, understairs cupboard and door off to inner hall with second staircase off Kitchen: 14 9 x 11 2 (4.49m x 3.40m) with wooden base units, matching dresser, slate work top with inset sink and drainer unit, drop down breakfast table, feature fireplace with high mantle and inset oil fired Stanley range cooker with back boiler supplying hot water and central heating for the main house, base cupboards with inset electric hob, understairs cupboard. Steps up to utility and door connecting with cottage sitting room Utility: 13 5 x 10 5 (4.09m x 3.17m) (an L shaped room) with space for fridges and freezers, plumbing and space for washing machine, dish washer and dryer

Cloakroom: (approached off half landing on staircase 2) with beams, WC and pedestal wash basin Staircase 1; from front hall to main Landing: with return balustrades and loft hatch Bedroom 1: 16 8 x 14 2 (5.08m x 4.32m) with vanity wash basin, radiator, superb views across the garden towards the Torridge Valley and beyond Shower Room: with large shower, radiator, wash basin and WC Bedroom 2: 13 9 x 13 6 (4.19m x 4.11m) with vanity wash basin, radiator, superb views across the garden towards the Torridge Valley and beyond, this room can also be accessed via staircase 2. Second staircase 2; from Kitchen to central Landing Bedroom 3: 13 10 x 12 6 (4.22m x 3.81m) a very impressive room with radiator, pedestal wash basin, vaulted ceiling and exposed timbers. Bedroom 4: 11 4 x 9 3 (3.45m x 2.82m) with vanity wash basin, radiator, built in cupboards, exposed timbers and skylight windows. This room can also be accessed via double doors from bedroom 3 offering potential as an en suite or dressing room. (the following accommodation can be used as part of the main house, as it is today or used as a separate annex or 2 bed letting cottage subject to any necessary consents) Sitting Room: 12 5 x 15 7 (3.78m x 4.75m) with a most impressive C17th stone inglenook fireplace with inset bread oven and woodburner, beamed ceiling, radiator, staircase off, door to outside and door to Cottage Kitchen: 13 1 x 10 6 (3.98m x 3.20m) fitted with modern base and eyelevel units, electric cooker, hob and extractor over, fridge recess, worktop with inset 11/2 bowl sink and drainer unit, stable door off to rear and door to

Ground floor Bathroom: with modern white suite comprising panel bath, wash basin and WC Staircase 3; from cottage sitting room to Landing: Bedroom 5: 15 7 x 13 4 (4.75m x 4.06m) with exposed roof timbers, deep store cupboard, shelved recess, radiator and outlook to open countryside Bedroom 6: 15 6 x 12 2 (4.72m x 3.71m) with, barrelled ceiling, built in cupboards, radiator, display alcove, recessed book shelves and outlook to open countryside OUTBUILDINGS Garage 1: 20 8 x 9 9 (6.30m x 2.97m) with power and light, secondary oil fired boiler for cottage, loft space, side window and double doors Garage 2: 16 3 x 8 10 (4.95m x 2.69m) with divisions, double doors, electric light and provision for power points. On the back of this building is the old privy. OUTSIDE Church Ford is approached via a long driveway with lawn to either side which leads down to the parking area in front of the house and garages. A crazy paved pathway leads from the parking area up to the house with formal level lawned garden and flower borders to one side, a sun terrace and thatched porch to the other, with climbing clematis and feature wysteria. Side gates lead on to the lane which leads to a small area of woodland opposite. To the side of the property is a grassed area formerly an old lane and beside this is an enclosed area of garden ideal for a children s play area or perhaps as has been previously used, a chicken run, beside this is a green house and productive vegetable garden with divided beds. The main area of garden lies beyond the driveway being mainly laid to lawn with feature flower and shrub beds, fruit trees, secret pathways and sun deck with power and lighting from which to enjoy the view, the gardens slope down to the stream. In all the property extends to just under 1 acre. This historic building is Grade II Listed, summary listing reads as follows; Name: CHURCH FORD List entry Number: 1326620 Date first listed: 16-Feb-1989 UID: 91733 Listing NGR: SS4891717164 LITTLE TORRINGTON SS 41 NE 6/117 Church Ford II House. C17 or possibly earlier extended in C19. Plastered cob and rubble walls. Thatch roof to lower range hipped at end and gabled tile roof to C19 wing. 2 brick axial stacks - 1 to thatched range and one to the C19 wing where the 2 parts of the house meet. Plan: L-shaped plan with older range running east-west down the slope. This was probably 3 rooms originally, possibly with a cross passage but an axial stack now divides the 2 main rooms and the lower end has been subdivided. At the front of its higher end a circa mid C19 wing has been added consisting of 3 rooms in a row. Exterior: 2 storeys. L-shaped front C19 range projecting to left has regular 3 window front of C19 3:2:3 light small-paned casements on first floor. Below of are 2 4-light French windows each in a bay. Between them is a C20 glazed door in a small porch. Older range projects from right-hand end considerably lower with 3 window front. Consisting of small C20 2-light casements on first floor, the 2 right-hand one dormers. On the ground floor are 2 fixed small-paned lights to the left. To their right is an C18 2-light wooden mullion window. The thatch extends down in a catslide over the right-hand part of this range forming a pentice for an open porch with a C19 plank door behind. Lower C19 single storey outbuilding attached at right- hand end. Interior: inaccessible at time of survey but likely to contain features of interest such as open fireplace, ceiling beams and possibly early roof timbers.

Former uses: The current owners have lived at Church Ford since the mid 1970 s having enjoyed every minute of it, having raised the family. In the past the property has been used as a small market garden whist also offering B & B with evening meals using locally grown and reared produce. In more recent years the property has been enjoyed purely as a family home and the layout works perfectly when the ever growing family come to stay. Point of interest: The thatch on the middle section of the property has been maintained by 3 generations of the same family dating back to before the current owner s occupation and has been well maintained. Services: Mains electricity, mains water, septic tank drainage, bonded bulk oil tank supplying the Stanley which provides hot water and serves the heating in the main part of the house. Well water also available. The electricity in the cottage end of the property could be metered independently and it has a separate oil fired boiler located in garage 1. Local Authority: Torridge District Council Council Tax: Band F Agents Note: Listed Buildings are exempt from the need for an EPC certificate. Directions to find: At the roundabout beside the BP garage in Torrington take the A386 signposted towards Okehampton and Exeter. Follow the road out of town and down the hill to Orford Mill, don t turn left. Continue following the A386 which bears right over the tight bridge, continue following the road for 2 miles up the hill towards Okehampton, when you see a X roads sign on your left, indicate left, you will see the driveway entrance for Church Ford before you reach the cross roads. Viewing strictly by appointment please through the vendors agent Mark Devitt Property Marketing and Sales Consultants t: 01237 420899 m: 07977 045331 e: mark @ markdevitt.co.uk www.markdevitt.co.uk Mark Devitt 01237 420899 www.markdevitt.co.uk

Utility Living Room Dining Room Bedroom 1 Bedroom 2 Bedroom 3 Kitchen Bedroom 4 Sitting Room Bedroom 5 Cottage Kitchen Bedroom 6 Garage Garage 2 These floor plans are 1 intended for guidance only, the accuracy and scale cannot be guaranteed.

Mark Devitt Property Marketing and Sales Consultants 01237 420899 www.markdevitt.co.uk These particulars have been prepared for guidance only. We have not carried out a detailed survey, not tested the services, appliances or specific fittings. Floor and field plans are not drawn to scale unless stated, measurements and distances are approximate only. Do not rely on them for carpets and furnishings. Photographs are not necessarily current and you should not assume that the contents shown are included in the sale.