Ham, Axminster

New to the market in over 40 years 'The Old Smithy' is a stone built three bedroom detached house enjoying spacious living accommodation throughout. Located in the hamlet of Ham within the Black down Hills Area of Outstanding Natural Beauty, 5 miles from the market town of Axminster with it's supermarkets and local retailers. The renowned Colyton Grammar School, one of England's top mixed state schools, is situated within 9 miles. Boasting three reception rooms including a sitting room, study and dining room in addition to a kitchen, cloakroom and utility room with bedrooms consisting of two double bedrooms and one single, alongside a bathroom. The property further enjoys a good sized enclosed rear garden enjoying far reaching views and a double garage.

Entrance Hall - Wooden double entrance doors open onto a spacious entrance hall with herringbone wooden flooring and a internal balcony. Doors lead to the accommodation with a wooden staircase leading to the first floor. Radiator.

Sitting Room - 5.51 x 5.08 (18'0" x 16'7") - This triple aspect reception room features a fireplace with stone hearth and surround, windows to both side aspects, radiator and single glazed doors leading to the garden, enjoying countryside views of the surrounding fields.

Dining Room - 4.85 x 3.76 (15'10" x 12'4") - A dual aspect dining room with windows to the front and rear aspects and radiator.

Study - 3.63 x 3.61 (11'10" x 11'10") - Window to the side aspect, radiator and fitted wooden shelving and storage.

Kitchen - 5.16 x 4.75 (16'11" x 15'7") - Fitted with a range of matching wall and base units comprising a stainless steel sink and drainer, space and plumbing for a washing machine and oven and a Rayburn range cooker. Further benefitting from windows to the front, rear and side aspects.

Cloakroom - Fitted with a coloured suite comprising a low level hand flush w.c, a pedestal hand wash basin and towel rail. A window to the rear aspect.

Utility Room - 4.90 x 3.20 (16'0" x 10'5") - Two single glazed windows to the rear aspect and featuring a stainless steel sink and drainer, plumbing connections for a washing machine, fuse box and access doors to the front and rear aspect.

First Floor Landing - Doors to the accommodation with a Velux to the front aspect. A airing cupboard houses a water tank.

Bedroom 1 - 4.55 x 4.37 (14'11" x 14'4") - A double bedroom with a Velux window to the side aspect and a single glazed window to the rear aspect that benefits for far reaching countryside views. Further benefitting from a radiator and eaves storage.

Bedroom 2 - 3.61 x 3.68 (11'10" x 12'0") - A double bedroom with windows to the front and rear aspects, radiator and two fitted storage spaces.

Ensuite/Bedroom 3 - 3.38 x 3.02 (11'1" x 9'10") - A single bedroom with a window to the side aspect, radiator, a fitted sink and a coloured low level hand flush w.c.

Bathroom - Fitted with a coloured suite comprising a low level hand flush w.c, bidet, a pedestal hand wash basin and panelled bath unit. Velux windows to the front and rear aspect, towel rail, radiator and storage cupboards.

Outside - The property benefits from a fully enclosed hedge and fence lined rear garden with a variety of trees and paved walkways enjoying views across the surrounding countryside. Oil tank and septic tank.

Garage - 5.84 x 4.72 (19'1" x 15'5") - A generous sized double garage with side sliding garage doors and benefitting from power and lighting.

Agents Notes - Tenure: Freehold
Local Authority: East Devon District Council
Tax Band: E
Utilities: Oil fired heating, mains electric, mains water and private drainage via a septic tank. We have been advised that the septic tank is non compliant.
Broadband: Standard broadband with a ADSL connection is available. Please go to openreach.com for more information
Mobile phone coverage: For more information can be found checker.ofcom.org.uk
Restricted Head Heights: Please be aware that this property has restricted head heights in certain areas, please see the floorplan for more details.