West Buckland, Wellington

A characterful Grade ll listed period farmhouse with glorious country views and separate cottages and 1 bedroom annexe currently let on AST boasting well kept gardens and paddocks extending to just under 8 Acres. 4/5 Bedroom Period Farmhouse. Two 3 Bedroom Cottages. One Bedroom Annexe. Outdoor Heated Swimming Pool. Wonderful Stocked Gardens. Courtyard with Stables and Tack Rooms. Further Range of Outbuildings. Open Garage. Stream and Wildlife Ponds Freehold. Council Tax H EPC F

Situation - Budleigh Farm is in an elevated setting enjoying uninterrupted and glorious views over a patchwork of fields, farms, and ancient features within the Blackdown Hills, an Area of Outstanding Natural Beauty, on the Devon and Somerset border.
Although in a rural location the property has excellent access to the County Town of Taunton (4 miles) which offers extensive shopping facilities and well known independent and state schools together with a main line rail link to London Paddington. Wellington is less than 5 miles away and also provides a comprehensive selection of shops including Waitrose plus recreational facilities and schools. The nearby Junction 26 of the M5 motorway gives access to the cathedral city of Exeter (30 miles) and Bristol (48 miles) and the wider motorway network.

The property has excellent flexibility for large family or multi-generational living, and/or to retain rental income. The four additional units have excellent rental history as residential lettings and could b alternatively offered as holiday accommodation.

The Property - Dating back to the 16th Century and packed with period features including a cross passage hallway, flagstone floor, inglenook fireplaces, panelled walls, stone mullion windows and beamed ceilings it is not surprising that Budleigh Farm is Grade II Listed. The traditional buildings at Budleigh Farm have been converted from their original purpose and now provide a wide range of additional accommodation offering a future purchaser many options.

Budleigh Farmhouse - The farmhouse has great character and many charming period features. An oak entrance porch with panelled front door leads into a cross passage hall with exposed timbers. A door leads to the dining/reception room with huge inglenook fi replace with bread oven and wood burning stove, heavily beamed ceiling, recessed smoking chamber, stone mullion window with seat, flagstone floor and exposed ancient door surround. Door to inner hall/study with heavily beamed ceiling, oak door to the drawing room. This is a beautifully proportioned room with crossed beam ceiling and impressive fireplace with cut stone surround, built in wood burning stove and French doors to garden.
The study/family room is on two levels with heavily beamed ceiling, mullion window with shutters and plank and elm muntin screen and opening to the sitting room with a pretty mullion window with leaded lights, fireplace with chamfered beam and herringbone brick hearth, oak floor, beamed ceiling and exposed timber wall panels.
The garden room has a glass screen overlooking the garden and access to the downstairs shower room. There is a wide panelled oak door opening to the kitchen/living/dining room. Originally a farm barn it has been skilfully converted and is now the heart of the farmhouse with the vaulted ceiling providing a great feeling of light and space. The living area has a wood burning stove and oak French doors out to a courtyard and gardens beyond. Steps lead down to the kitchen/dining area which has a limestone tiled floor with underfloor heating and plenty of space for a dining table. The kitchen
has been beautifully fitted with a range of matching units with granite surfaces, space for range cooker and inset double butler sink unit. There is access to utility room and further door to outside as well as a turning staircase to a first floor galleried area with novel 'hidden' door into the office/bedroom.
From the cross passage hallway a turning timber staircase leads to the first floor which has a galleried landing with exposed cruck beams and timbers. There are three double bedrooms with views to the Blackdown Hills, all with stone mullion windows, some with exposed beams and fireplaces and one
with a turning staircase leading to an attic room. There is also a large family bathroom with free-standing bath and separate shower. The master bedroom suite is accessed via a landing room and is a substantial room with large bay window with panoramic countryside views. There is a separate dressing room with a range of fitted cupboards and an en
suite shower room.

The Cottages And Annexe - Located across the courtyard from the farmhouse. There are two cottages both providing three bedrooms and two bathrooms, offering spacious accommodation with a wealth of character and charm. Beyond this and located on the north of this site, beyond the stables is a further one-bedroom apartment. The separate one-bedroom annexe is currently in the North East corner of the main house, with its own private entrance. This could be easily re-integrated back into the property if required.

Outside - The outdoor swimming pool (30x15) is secluded and well-sheltered within its own walls. It benefits from a large pool room (23’6 x 10’8 / 7.1m x 3.25m) with wet room, plant room and double doors leading out to a semi-circular decking area with rural views and steps down to the pool.
The gardens are well-stocked and are a particular feature of the property with mature plants and shrubs and include three standing stones on the highest part of the land. The land is well hedged with some magnifi cent trees, mainly oak and alder. There is a spring fed wildlife pond and a second slightly smaller storm water fed pond on a slightly higher level. A stream runs along the westerly boundary and is shaded by a number of mature trees.
Opposite the farmhouse on the other side of the road is a detached tiled open fronted garage (18’11 x 15’3 / 5.76m x 4.65m).
In all the gardens and grounds amount to about 7.85 Acres.

Services - Mains electricity and water. Private drainage. Oil fired heating. The current owners have super fast satellite broadband covering the whole site.

Viewings - Strictly by appointment with the vendor's selling agents, Messrs Stags, Wellington Office.

Directions - Heading north on the M5 take J26. At the roundabout at the end of the slip road take the 2nd exit. Keep straight on to Sawyers Hill (the road name changes to Crown Hill). After about 1/3rd mile turn right on to Silver Street then bear left towards Stoford Lane. Travel on towards Cutsey and travel underneath the M5. Continue along this road bearing right and Budleigh Farm is about 1 mile along on the right hand side.

Disclaimer - These particulars are a guide only and should not be relied on for any purpose.