2 bedroom detached house for sale

An attractive smallholding extending to around 17.81 acres, centred on a superb detached period cottage and complemented by new stabling and outbuildings.


Hornbeam Farm is a unique opportunity to acquire a smallholding of just under 18 acres, a few miles from Exeter, in a beautiful part of Devon. Centred upon an attractive and well-appointed 2/3 bedroom cottage and with a fantastic range of stabling and outbuildings. The property benefits from recent plentiful investment and upgrading, including new slate roof, insulation, wiring, bathroom, slate flooring and new sewage treatment system. The land has benefitted from investment in a new stable block, stock fencing, gates, field shelters, water pipes and troughs. The property enjoys a picturesque location surrounded by open hills and pockets of woodland and is ideally suited to those with equestrian, livestock or environmental interests. The property benefits from mature plantings of trees and shrubs as well as significant recent plantings. There are several areas that will surprise and delight the gardener or tree enthusiast.

The property, built during the early 1800’s, and with later additions has been extensively and very sympathetically upgraded to provide welcoming and comfortable accommodation whilst retaining an immense amount of character. Recently re-roofed with natural slate, insulated and re-wired with LED down lighters, USB/C sockets to all rooms and to accommodate the installation of a solar array and export to the grid. There is natural Brazilian slate throughout the ground floor, the upper level has stripped floorboards and there are plenty of exposed beams throughout the property. There are programmable Haverland radiators throughout.

The accommodation comprises: stable door into the first Reception Room with wonderful rural views, original inglenook fireplace with oak bressummer. Stairs rise to the first floor.

Move from First Reception into the Sitting Room with dual aspect to one side far-reaching rural views, to the other, a stained glass window to rear garden. There is an Inglenook fireplace with a bread oven. Door into the Kitchen with a range of free-standing units, Belfast sink, plumbing for dishwasher and space for range cooker. A stable door at the front of the kitchen leads to a Porch, another at the rear of the kitchen to the Utility/Boot Room with a second Belfast sink, space and plumbing for two washing machines and a pressurised immersion tank. The cloakroom with close coupled WC and wall mounted wash basin is accessed from the utility room.

A half-door from the kitchen leads to the sun-room with a thermal roof which is used as a year-round dining room. There are views to the garden, including a tree house and extensive views to the fields.

Stairs rise to the first floor with a stained glass window at half landing. The property was formerly a three-bedroom property, the current Vendors have opened up two of the double bedrooms to create a huge Bedroom and a seating area in front of a woodstove on a slate hearth. The plasterboard wall can easily be reinstated, if needed, and the room has been wired in case future owners should want to do this. The current arrangement creates a lovely, versatile open space. The double windows to the front of the house overlook some of the fields and wooded areas.

Hallway leads to a further double Bedroom with extensive countryside views. The newly installed Bathroom enjoys open views through the valley and comprises a white suite, an L-shaped bath with Crosswater brass shower over, wash basin and brass tap, coupled WC, wall-mounted heated towel rail and Victorian-styled door and tiled flooring.

OUTSIDE
The property is approached via a long shared private lane (Twiscombe Lane) providing access to Hornbeam Farm and another property at the bottom of the lane. The current Vendors have carried out extensive work to the land, with new stock fencing, installation of gates, water troughs and standpipes and run-in shelters for livestock. They have planted over 500 trees in addition to the existing extensive and mature established woodlands.

Gated access opposite the house leads down a concrete drive providing trailer access, and sitting alongside a small barn, to a concrete courtyard and stable block. The U-shaped arrangement of timber stables with box-profile roofing, currently provides 5no. loose boxes, foaling stable and a large 32’ x 14’ Office/Tack Room for the smallholding. All stables have insulated roofing and OSB to walls. The office is insulated throughout with a further woodstove on slate hearth for warmth in winter and which effectively dries rain-soaked horse rugs overnight. The office houses a sub-panel for the yard and is connected to the internet. It has stunning views. A large 20’ x 12’ open run-in for winter rain shelter or summer shade leads directly into two paddocks. All the loose boxes have interior lighting, there are outside lights and power sockets. A water heater, effective drainage and water supplies make for easier animal care. There is a free-standing 18’ x 18’ hay and shavings shed close by, and a little way along the lane, a 15’x15’ wooden framed manure composting heap.

The land comprises mainly sloping permanent pastures. A 5-acre field sits behind the house with gates to the lane. The further acreage surrounds the stable yard. These pastures run down to a unique and interesting wooded valley through which runs a small seasonal stream. The woodland is in three sections; ash and willow in one section on both sides of the stream, a second section comprises a specimen wood with a variety of walkways, small bridges and ponds. Behind this lies an acre and a half of mature native plantings. Throughout the land there are existing and new plantings of beech, willow, hazel, alder, rowan and copper beach. The land and current outbuildings offer potential for equestrian, agricultural and conservation uses, subject to any necessary planning consents. The holding extends in total to around 18 acres, as shown for identification purposes only on the accompanying site plan.

SERVICES & OUTGOINGS
Mains electricity and mains water are connected. Drainage is to a newly installed sewage treatment plant. The property has been hardwired with smoke, heat and carbon monoxide alarms.

Council Tax: Band D - Teignbridge District Council, Forde House, Brunel Road, Newton Abbot TQ12 4XX

SITUATION
The property is extremely well connected to road and rail networks (Exeter and Crediton to e.g. London) and the A30 and M5. To the east lies the Cathedral City and Regional Centre of Exeter with its comprehensive range of commercial, financial, educational, hospitals and private health providers, cultural and recreational facilities. To the west, easy access to Dartmoor National Park with all its walks, history and wildlife and to smaller commercial centres such as Okehampton. There are a number of notable independent schools within the area.

DIRECTIONS
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ADDITIONAL INFORMATION
Broadband: Broadband is available—highest available download speed 12 Mbps, highest available upload speed 4 Mbps. The current vendors use a 4G Cat 5 cabled system and Starlink is another robust option.
Mobile Coverage: Available via EE, O2 and VODAFONE. For an indication of specific speeds and supply or coverage in the area we recommend contacting your own provider. 
Flooding: The property is in an area at a VERY LOW RISK from River/Sea and Surface Water flooding.

Health & Safety Policy
Please note the property includes outbuildings and agricultural land, with associated risks.
Our Health and Safety policy requires all interested parties undertaking viewings of this property to be accompanied by a member of our staff. (If so directed by a member of GTH they must wear their own appropriate Personal Protection Equipment (PPE)). If interested parties do not adhere to our policy and view the site unaccompanied (or without PPE) then they do so at their own risk and we/the seller cannot be held liable for any personal injury or associated claim for compensation.

Important Notice
Greenslade Taylor Hunt, their clients and any joint agents give notice that:

1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise.
They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.
2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Greenslade Taylor Hunt has not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.
3. We have not made any investigations into the existence or otherwise of any issues concerning pollution of land, air or water contamination and the purchaser is responsible for making his own enquiries in this regard.
4. No responsibility can be accepted for any expenses incurred by any intending purchasers inspecting properties that have been sold, let or withdrawn.

v.1 - Ref. TIV240150 - date produced 04/07/2024