Smeatharpe, Honiton, Devon, EX14

A charming detached four bed country residence affording scope for modernisation enjoying a delightful rural position together with adjoining pasture, pond and moor. In all about 21.00 acres.

Lower Southey Farm represents a most attractive and versatile residential property situated within the Blackdown Hills. The property is centered upon a spacious detached farmhouse principally constructed of stone which now affords potential purchasers the opportunity to modernise and update in order to suit individual requirements.

The majority of rooms are southerly facing including characterful features and providing well-proportioned and flexible accommodation.

The adjoining gardens, ponds, pasture and woodland provide a varied landscape with a variety of flora and fauna and is likely to offer appeal to those prospective purchasers with lifestyle, smallholding, environmental and equestrian interests. Lower Southey Farm extends in total to about 21.00 acres.

TENURE
The property is of freehold tenure with the benefit of vacant possession of all parts.

SERVICES
Understood to be mains electricity and water. Private drainage.

OUTGOINGS
These are believed to comprise local Council Tax on the farmhouse (Band E) together with the usual service and environmental charges.

FIXTURES & FITTINGS
All fixtures and fittings, unless specifically referred to within these sale particulars are otherwise expressly excluded from the sale of the freehold and will be removed by the vendors or their agents prior to completion.

RIGHTS OF WAY, EASEMENTS ETC.
We understand that a footpath runs along the entrance drive passing the house. We also note that a right of access will be reserved to access the land to the west of the entrance drive.

The property is offered for sale subject to and with the benefit of all matter contained in or referred in the property charges register of the registered title together with all public and private rights of way, wayleaves, easements, and other rights of way whether specifically referred to or not.

LOCAL AUTHORITY
Somerset West and Taunton, The Deane House Belvedere Road, Taunton. Tel:  .

AGENT NOTE
Please note there is a near neighbour to the east of the property.

Please note that following the sale of the adjoining property, Pipistrelle last year the purchasers have made an application to amend the boundaries as they are incorrectly identified on the Land Registry.  For this sale we have identified the legal title currently shown for Lower Southey however, the purchaser may wish to make an application to the Land Registry to alter the plans to reflect what is shown on the ground.  The area in question is identified hatched blue on the sale plan.

Lower Southey Farm is situated at the end of a drive, approximately 300 meters in length, on the fringes of the village of Smeatharpe in the Blackdown Hills Area of Outstanding Natural Beauty. The property occupies a delightful rural position with views over the adjoining countryside which is widely regarded as some of the most attractive countryside in the county.

The property enjoys easy access to both the surrounding districts and further afield with the pretty nearby villages of Churchinford (2 miles) and Upottery (3.3 miles) both offering thriving rural communities, with a village shop and public house at the former, and a further public house and primary school at the latter.
 
Honiton lies approximately 9 miles to the south and offers a comprehensive range of everyday shopping and banking services whilst the county town of Somerset, Taunton lies approximately 10 miles to the north affording an extensive range of commercial, educational and recreational facilities befitting those of an important regional and administrative centre, together with a wide range of primary, secondary and further education facilities, including three noted public schools.

Despite its rural position the property enjoys easy access to the surrounding districts and further afield with access to the M5 motorway available at Taunton (J25) whilst main line rail services are also available at Taunton (Paddington) and Honiton (Waterloo). Access to the A303 trunk route at Honiton provides an easy link to London and the South East, with international airports at Exeter and Bristol.

Lawned gardens lie to the south of the dwelling and include a stone garage. The land lies predominantly to the south of the dwelling affording an appealing mix of pasture, ponds and woodland. We would note that part of the property is designated as a Site of Special Scientific Interest known as Southey & Gotleigh Moor SSSI.