A charming three bedroom period property with high ceilings and a delightful, south facing, level garden, situated in the pretty village of Combpyne, near Lyme Regis. The accommodation comprises large master bedroom with modern wash hand basin, two further bedrooms, attractively re-fitted bathroom with shower bath, landing, kitchen/breakfast room, utility room with w.c., lounge with stunning fireplace and ceiling beams, dining room/reception room, and rear porch/lobby for boots and coats. There is an attached garage with internal door. At the back of the house is a good sized, level garden with separate areas for produce, lawns and flowers. At the far end, are three useful timber buildings, and an area set aside for hens. The garden is south facing and quite private. The property benefits from double glazed windows and oil fired central heating throughout.

Combpyne is a pretty village set in a little valley, which makes it very sheltered. It is approximately 4 miles from Lyme Regis and 6 miles from Axminster. The A35 trunk road is just over 4 miles away providing easy access to Honiton and Bridport. Axminster has a mainline railway station to London Waterloo and a range of shops and leisure facilities. The village is in catchment for Mrs Ethelstons Primary School and the Woodroffe Comprehensive School at Uplyme, both of which are highly regarded. In addition, Colyton Grammar School, which consistently ranks as one of the top Grammar Schools in the country, is just over 4 miles away. The area has been designated an Area of Outstanding Natural Beauty.


The accommodation, all measurements approximate, comprises:

GROUND FLOOR
Entering the property from the garage side, which for purposes of these details, will be referred to as the front. Recessed part glazed door leading into

KITCHEN/BREAKFAST ROOM - 5.27m (17'3") x 4.67m (15'4")
(5.27m narrowing to 2.8m x 4.67m narr. to 2.78m)
Window to front. Two Velux roof lights. The kitchen is fitted with a range of wall and base units with oak work surfaces and deep stainless steel sink with plate rack above. Space and plumbing for dish washer. Stanley oil fired Range cooker/boiler for cooking, central heating and hot water. The annual boiler service was recently carried out. Corner airing cupboard housing factory lagged hot water cylinder with immersion and slatted shelving. Large walk-in pantry/larder cupboard with light. Space for table and chairs. Under stairs recess to one side, currently used as space for fridge/freezer but with storage behind. Engineered oak flooring. Door to

UTILITY ROOM - 1.92m (6'4") x 1.86m (6'1")
Window to front. Fitted with base units, stainless steel sink unit and drainer. Space and plumbing for washing machine. Ladder style radiator. Amtico floor tiles. Door to garage and door to

SHOWER ROOM
Obscure glazed window to front. Fitted with a white suite comprising w.c. and shower cubicle. Ceramic tiled floor.

GARAGE - 5.26m (17'3") x 3.05m (10'0")
Up and over door to front. Pedestrian door to utility room. Power and light.

LOUNGE - 5.11m (16'9") x 4.77m (15'8")
Two windows to rear, one of which is circular and all of which overlook the garden. Unusually high Inglenook fireplace fitted with a multi-fuel stove sitting on a stone hearth. Arched recess and further shelved recess. TV point. Radiator.

HALL
Stairs rising to first floor. Electricity consumer unit. Smoke detector. Period half glazed door with original lock and key to rear porch.

REAR PORCH - 2.45m (8'0") x 1.3m (4'3")
Space for hanging coats and storing shoes. Windows and door to garden. Vinyl flooring.

DINING/RECEPTION ROOM - 3.49m (11'5") x 2.92m (9'7")
Window to rear with a view of the garden. Radiator. Further door leading back to the kitchen.

FIRST FLOOR

LANDING
Window to front with a pleasant view towards the pretty little Church. Hatch to boarded, insulated loft with light and pull down ladder.

BEDROOM ONE - 5.05m (16'7") x 3.88m (12'9") Into Recess
Dual aspect with windows to front and back. Built-in wardrobe. Recessed area with wash hand basin and fitted mirror with light above. Two radiators.

BEDROOM TWO - 3.56m (11'8") x 2.4m (7'10")
Window to front with pretty view towards the Church. Built-in wardrobe. Wash hand basin set into base unit with cupboard below and mirror above with light and shaver point. Radiator.

BEDROOM THREE - 2.98m (9'9") x 2.4m (7'10")
Window to rear. Radiator.

BATHROOM
Obscure glazed window to rear. Fitted with a modern white suite comprising shower bath with glazed shower screen, w.c. and wash hand basin set into base unit with cupboard below and mirror above with light and shaver point. Ladder style radiator. Amtico floor tiles.

OUTSIDE
The vehicular entrance to the property is a shared right of way providing access to the garage and a pedestrian front door.

GARDEN
The garden is fairly level and south facing with mature shrub hedging to each side providing a good deal of privacy. The garden is mainly laid to lawn with planting beds at various intervals and an ornamental pond (electricity has been cabled in underground for a fountain). There is ample space for growing produce if desired. At the back of the garden are three timber buildings and plumbing exists for the possible future connection of a w.c. (there was once an outside privy). The neighbouring property benefits from a pedestrian right of access to their garden, across the back of the house to the gate with the road.

SERVICES
Mains electricity is connected. Water is provided by a spring and there is a filter system under the sink in the kitchen for purifying drinking water. Septic tank drainage (recently emptied). Oil fired central heating (recently serviced).

COUNCIL TAX
East Devon District Council. Band D. Currently £1,715 (2017/18).

ADDITIONAL INFORMATION
During the current ownership, many improvements have been made to the property including new ceilings to the first floor with wool insulation above, the loft has been boarded and insulated, internal walls have been replaced and insulated, new bathroom and kitchen, rear porch has been completely re-build from foundations up and the property has been redecorated throughout.

Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.

More Information

Floor Plan
EER Chart

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EIR Chart

The Environmental Impact Rating is a measure of a home's impact on the environment in terms of carbon dioxide (C02) emissions - the higher the rating, the less impact it has on the environment.