Goutsford Orcheton, Nr Modbury

Goutsford Orcheton, Nr Modbury

Goutsford, Orcheton, Nr Modbury Plymouth 10 miles, Modbury 1 mile, A38 Dual Carriageway 4 miles (distances SITUATION AND DESCRIPTION Goutsford is a small hamlet of five houses situated on the Flete Estate and surrounded by woodland and water meadows forming part of the Erme River valley. The nearby town of Modbury is a picturesque Georgian town situated in an 'Area of Outstanding Natural Beauty', and is only about 4 miles from the nearest beach. There are a good range of local shops including a butcher, baker, grocers, hardware store, chemist, delicatessen and a number of gift shops and art galleries. Other amenities include a primary school, health centre, dentist, veterinary surgery and mobile library and Lloyds bank. For more comprehensive shopping Plymouth is about 10 miles away. Also within easy reach are fine cliff top and coastal walks, beaches and coves, with sailing at Salcombe and Newton Ferrers, 18 hole golf courses at Thurlestone and Bigbury and Dartmoor National Park is several miles to the North. A charming and beautifully presented attached former Flete stone 4/5 bedroom house set within woodland and large private garden. Modbury Office 4 Broad Street, Modbury, Devon PL21 0PS Tel 01548 831163 Email: modbury@marchandpetit.co.uk www.marchandpetit.co.uk

ACCOMMODATION GROUND FLOOR Half glazed timber door opening to: ENTRANCE PORCH Windows to three aspects. Ceramic tiled floor. Painted timber door, opening into: RECEPTION HALL Window to front aspect. Staircase with rustic ash handrail rising up to the first floor. Feature fireplace with painted mantel and surround. Tiled hearth and inset. Working open fireplace. Small internal window looking through to the utility. Door to built-in storage cupboard with light and fitted shelving. Solid oak flooring. UTILITY ROOM Window to rear aspect. Range of floor base and wall units. Stainless steel sink drainer and mixer taps set within rolled edged worksurface. Space and plumbing for washing machine and tumble dryer. Oil fired boiler providing hot water and central heating. Corner built-in cupboard housing the Heatrae Sadia megaflow tank. Vinyl flooring. Half glazed door through to: LIVING AREA Windows to side aspect. Half glazed stable door giving access to a small gravel garden. Solid oak flooring. Loft hatch. Ceiling downllighters. Open walkway through to: STUDY Window looking out to the courtyard area. Solid oak flooring.

KITCHEN/BREAKFAST ROOM Superbly presented contemporary kitchen comprising floor based cupboards and wall units with underneath lighting. Island unit with one and half bowl ceramic sink set within solid granite worktop with cut out drainer, mixer taps with detachable nozzle. Freeflowing hardwood breakfast bar. Glass fronted display cabinets. Stoves range cooker with 6 electric induction hob, warming zone, brushed steel splashback and extractor hood with light above. Space for American style fridge freezer. Window to side aspect looking out to the side garden. Limestone flooring. Kitchen opens through to: DINING ROOM Window to front aspect looking out to the front garden. Glazed French doors with glazed side panels opening out to the side garden patio area. Limestone flooring. Alcove shelving. Open doorway to: CLOAKROOM Wall mounted Savoy wash hand basin. WC. Electric extractor fan. SITTING ROOM Beautifully proportioned room with windows to front aspect. Fireplace with slate hearth fitted with a wood burning stove. Built-in display shelving to the length of one wall. FIRST FLOOR LANDING Part sloping ceiling with part exposed painted roof timbers. Velux skylilght. Door to walk-in airing cupboard with radiator, slatted shelving and hanging rail.

MASTER BEDROOM Superb room with vaulted ceiling with exposed painted scissor beam roof truss. Two windows to side aspect looking out to the side garden. Steps up to glazed French doors opening out to the rear garden. Door to: ENSUITE BATHROOM Sloping ceiling with cast aluminium skylight. White suite comprising bath, mixer taps with handheld shower attachment. Savoy pedestal wash hand basin with electric shaver point, wall light above. WC. Electric extractor fan. BEDROOM 2 Charming double bedroom with window to the front aspect. Feature cast fireplace with tiled surround and tiled hearth, painted timber mantel. Arch alcove to one side with wall light. Pine doors opening to built-in storage cupboard with fitted shelving. Wardrobe recess. Door to: ENSUITE BATHROOM Bath. Shower with rail and shower curtain. Pedestal wash hand basin. WC. Window to the rear aspect. Exposed painted timber floorboards. Ceiling spotlights. Electric extractor fan. BEDROOM 3 Good size double bedroom. Part sloping ceilings. Part exposed painted roof timbers. Two windows to the front aspect. Cast aluminium skylight. Double doors to built-in wardrobe, hang rail with high level storage cupboard above. BEDROOM 4 Double bedroom. Window to front aspect. part sloping ceiling. Part exposed roof truss.

BEDROOM 5 Single bedroom with window to rear aspect. FAMILY SHOWER ROOM Part sloping ceiling with cast aluminium skylight. Walk-in shower with glass high panel, thermostatically controlled shower with rain water shower head. Savoy wash hand basin with glass splashback. Electric shaver point. WC. Recess ceiling downlighters. Electric extractor fan. Radiator heated towel rail. OUTSIDE Driveway is right of way along to the front of the property. Timber five barred gate with railed fencing and laurel hedge to a side patio seating and dining area. The rest of the garden is laid to lawn which extends up to a bamboo and shrub tree screen to the top laid garden. At the top of the garden is a further patio seating area, this has a range of outbuildings which are currently being used as garden storage sheds. Aluminium framed greenhouse. Gravelled area off the master bedroom. The front garden has a good sized lawn and is occupied under licence. SERVICES Mains water and electricity. Septic tank drainage located to the front of the property. Oil-fired boiler providing hot water and central heating. COUNCIL TAX The property is currently in Council Tax Band C. LOCAL AUTHORITY South Hams District Council, Follaton House, Plymouth Road, Totnes, Devon TQ9 5NE. Tel: 01803 861234. www.south-hams-dc.gov.uk POST CODE PL21 9NY. FIXTURES AND FITTINGS All items in the written text of these particulars are included in the sale. All others are expressly excluded regardless of inclusion in any photographs. Purchasers must satisfy themselves that any equipment included in the sale of the property is in satisfactory order. TENURE Freehold. VIEWING Strictly by appointment only through Marchand Petit (Modbury Office) Tel: 01548 831163. Please contact the office to make an appointment.

DIRECTIONS From Modbury continue towards Plymouth on the A379. After about a mile turn left at a sharp right hand bend opposite a white cottage on the right hand side, signposted Orcheton. Turn right into the first driveway on the right hand side and continue past a pair of cottage and a detached house and Goutsford will then be found as the third house on the right hand side. IMPORTANT NOTICE 1. These particulars are for guidance only. They are prepared and issued in good faith and are intended to give a fair description of the property, but do not constitute part of an offer or contract. 2. Any description or information given should not be relied on as a statement or representation of fact that the property or its services are in good condition. Neither Marchand Petit, nor any of its employees, has any authority to make or give any representation or warranty whatsoever in relation to the property. 3. The photographs show only certain parts and aspects of the property at the time they were taken. Any areas, measurements or distances given are approximate only. 4. Any reference to alterations to, or use of, any part of the property is not a statement that any regulations or other consent has been obtained. These matters must be verified by any intending purchaser. 5. Descriptions of a property are inevitably subjective, and the descriptions contained herein are used in good faith as an opinion and not by way of statement of fact. If any points of particular importance need clarifying before viewing, please do not hesitate to contact our office.

Modbury Office 4 Broad Street, Modbury, Devon PL21 0PS Tel 01548 831163 Email: modbury@marchandpetit.co.uk www.marchandpetit.co.uk