Price £334,950 New Instruction

A Grade II Listed former farmhouse of some age with origins dating back to Circa 1400`s. The house was originally one property with the adjoining neighbour but was split into two parts some 60-70 years ago. The house sits in a beautiful, peaceful location between Colyford and Colyton within a small settlement of neighbouring properties and enjoys fabulous long range views towards Axmouth village, Axe Cliff and the sea. The accommodation is quite spacious despite being only two bedrooms (see note below) as the rooms are all of large proportions, with the galley style kitchen being the exception to this. The ground around the property lies mainly to the rear with an additional piece of garden to the front along with a stone outhouse. The plot is generous, measuring just over half an acre, with road access to the lane above.
Within the past year, the current owners have completed a good deal of renovation, including: a number of walls have been stripped of the modern plaster and re-plastered with sympathetic materials, which has eradicated former damp issues; a beautiful Inglenook fireplace with Beer stone has been exposed which forms a stunning feature in the main living room. Both the bathroom and kitchen have been updated/improved, a new oil tank installed as well as redecoration throughout. A good number of other minor improvements have also been made.

The current configuration provides three bedrooms on the first floor. Temporary permission has been granted for this for a period of 3 years (or if the property is sold). The owners have been advised that they would need to remove the temporary partition wall when they sell. The accommodation comprises two/three bedrooms on the first floor, with a bathroom at ground level along with an attractive reception room with flagstone floor and open fire, large sitting/dining room with fabulous Beer stone Inglenook fireplace, a galley style kitchen and a small utility/store room. Outside, to the front is a stone out building with a small piece of garden attached, which is currently used for keeping chickens. At the back of the house, there is a small level area where the oil tank is situated and a small outhouse (former w.c.). The ground rises slightly from here and gently slopes up to the lane behind. There are lovely views down the valley to the estuary and the sea from the land and the first floor.

Colyford village is situated along the Jurassic coast road, just inland from the beach at Seaton and the pretty Axmouth harbour as well as the Axe Estuary, which is a haven for wildfowl. Amenities in the village of Colyford include a Post Office & General Stores, a butcher`s shop, two pubs, a church, a village hall and a leisure centre. Colyford is also home to the highly regarded Colyton Grammar School. A larger range of facilities can be found at nearby Seaton, which is just over 1.5 miles away or Axminster, 6 miles to the north, where there is a mainline train service to London. The city of Exeter is approx. 23 miles.

N.B. The final 3 photos were taken in the summer of 2018.


The accommodation, all measurements approximate, comprises:


Obscure half glazed entrance door to the side of the property into

HALL
Stairs rising to first floor. Electric consumer unit set on the wall above the door. Doors to reception room and

BATHROOM - 2.15m (7'1") x 1.9m (6'3")
Obscure glazed window to rear. Fitted with a white suite comprising bath, w.c. and pedestal wash hand basin. Part tiled. Vinyl Floor. Chrome ladder style radiator.

RECEPTION ROOM - 4.18m (13'9") x 2.99m (9'10")
Window to front. Fireplace with tiled hearth for open fire. Flagstone floor.

LOUNGE/DINING ROOM - 5.03m (16'6") x 4.76m (15'7")
Window to front. Large Beer stone Inglenook fireplace fitted with a wood burning stove. Under stairs cupboard. Radiators. Two steps up to

KITCHEN - 4.58m (15'0") x 1.88m (6'2")
Window to rear and obscured half glazed door to rear garden. Fitted with a range of wall and base units with stainless steel one and a half bowl sink unit and drainer. Integrated electric double oven with electric hob over. Oil fired Rayburn for cooking, heating and hot water. Space and plumbing for washing machine. Space for under counter fridge. Vinyl floor. Sliding door to

STORE/PANTRY - 2.84m (9'4") x 0.88m (2'11")
Window to rear. Fitted with wall and base double unit.

FIRST FLOOR

STAIRS AND LANDING
Display shelf above stairs. Door to

BEDROOM ONE - 4.12m (13'6") Plus Recess x 3.04m (10'0")
Window to side with pleasant countryside views. Telephone point. Deep recess over stairwell.

BEDROOM TWO - 3.36m (11'0") x 2.93m (9'7")
Window to front with views to the sea and Axmouth. Period fireplace. Temporary partition wall with borrowed light window to bedroom three.

BEDROOM THREE - 4.14m (13'7") x 1.91m (6'3")
Hatch to large loft. Airing cupboard housing lagged hot water cylinder with slatted shelving. Borrowed light window from bedroom two.

N.B.
The current configuration of first floor rooms is listed above, however, the partition wall will be removed which will return the layout to the previous format, the size of the former room was: 19`5`max. x 15`4` narrowing to 10`5` (5.93m max. x 4.68m narrowing to 3.17m).

OUTSIDE
To the front (downhill) of the property, a short path leads to

STONE OUTBUILDING
Half of this building belongs to the adjoining property – there is a dividing wall inside. Cobb stone construction under a tiled roof. Window to rear. Part glazed timber door to front.

Continuing around this outhouse, there is a section of lawned garden bound on one side by a stone wall and by hedging on the other two sides. This is currently being used for keeping chickens.


OUTSIDE (cont.)
Immediately behind the house, is a level area where the new bunded oil tank is sited and a small outhouse (formerly an outside w.c.). There is a gate leading to the lane to one side. A bank partly encloses this area with shallow steps to the side, which lead to the land. Above and to the side of the bank, is a field measuring just over half an acre, with road access to the lane above.
On the opposite side of the lane is a small former garage/car port, which is used for parking/storage. Further parking is available at the roadside.

SERVICES
Mains electricity and water are connected. Private drainage. Oil fired central heating.

COUNCIL TAX
East Devon District Council Band B. Currently £1450.32 payable (2019/20).

ADDITIONAL INFORMATION
Most windows and external doors are uPVC double glazed. The property is Grade II Listed with a listing text as follows: `House. C16 or C17 roughcast cob and stone rubble house divided into two tenements. Steeply pitched tiled roof with half hipped gable ends. Two storeys. Three window range. Modern casements. Large external rendered ashlar stack on front wall with set offs, and with doorway to left. Outshut at rear with catslide roof.`
A programme of renovation has been carried out during the current ownership with works including: removal of deteriorating render to several walls and replacement with a lime based plaster to eradicate damp, uncovering and renovation of flagstone floor in reception room, re-wiring, a new `bunded` oil tank has been installed, uncovering and renovation of the Inglenook fireplace, kitchen and bathroom improvements along with general redecoration.
The property was separated into 2 dwellings around 1953.

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.

Floor Plan