Ash Mill, South Molton, Devon, EX36

An attractive and well situated property package affording considerable residential, equestrian, smallholder and amenity appeal centred upon a character farmhouse (4 beds) with the benefit of a self contained annexe (1 bed), an adaptable range of farm buildings and the adjoining productive pasture land enjoying delightful river frontage. In all about 8.06 Acres.


Rock Farm comprises a most attractive and adaptable residential smallholding enjoying a delightful edge of village position. The sale affords prospective purchasers an excellent opportunity to acquire a most versatile property package affording residential, equestrian, holiday letting and smallholder appeal. On a historic note, the property has a fascinating history, having once been a public house known as The Angel Inn.
The property is centred upon an attractive detached period farmhouse, believed to date in part from the 18th century with later additions of mainly rendered stone elevations beneath a slate roof. The house, which despite its age and character is not listed, provides charming four bedroomed family accommodation whilst retaining many original and period features, including exposed beams and timbers, stonework and inglenook style fireplaces. An adjoining self contained annexe affords scope for a variety of alternative uses including holiday letting or dependant relatives, subject to obtaining any necessary planning consent. The annexe has an enclosed courtyard to the front and benefits from separate road access.
Set within the farmyard is an extensive and adaptable range of farm buildings, including a pretty traditional stone barn, which may have potential for a variety of alternative uses, subject to obtaining any necessary planning permission. An excellent block of productive pasture land slopes gently down to the banks of the Crooked Oak river. Rock Farm extends to about 8.06 Acres and is offered for sale as a whole.

THE FARMHOUSE
The farmhouse affords spacious family accommodation entered via an entrance porch which leads into a welcoming entrance hall with enclosed stairs rising to the first floor. Off to the right is a well proportioned double aspect sitting room with a large inglenook style fireplace inset with a Woodwarm wood burning stove, whilst to the left is a character dining room with an attractive brick floor and a further large fireplace also inset with a Villager wood burning stove, with a display recess to one side. From the sitting room an inner lobby with an enclosed cloaks cupboard leads through into a study. The well appointed farmhouse style kitchen/breakfast room boasts an excellent range of modern fitted base cupboard and drawer units with granite work surfaces over, an underset 1½ bowl glazed sink and a matching wall cupboard. Built in upright larder cupboard, fridge and freezer. Mercury range cooker with a five ring gas hob (bottled gas), double oven, grill and extractor hood over. Island unit with matching drawer and cupboard units beneath a solid timber work surface, with integral dishwasher. A Grant oil-fired boiler provides the central heating and domestic hot water. A door leads out to the useful utility room containing a base cupboard unit with a work surface over and an inset sink, with space and plumbing available for a washing machine. A downstairs cloakroom is situated off the utility room. Steps and a door lead up from the utility into a superb garden room, which is mainly glazed with a tiled floor and vaulted ceiling, enjoying a double aspect with lovely views over the main garden.
On the first floor, the stairs rise to a landing serving three good sized bedrooms overlooking the front of the house. An inner landing then leads to a spacious family bathroom and the large main bedroom, which benefits from en-suite shower facilities.

THE ANNEXE
Adjoining the house and benefiting from a separate gated access from the road leading into a concreted courtyard area, is a versatile self contained annexe. The accommodation comprises an entrance porch leading into a galley style kitchen. A good sized double bedroom benefits from en-suite shower facilities, whilst the character living room has an attractive flagstone floor with an inglenook fireplace recess inset with a wood burning stove and original bread oven. This part could easily be incorporated back into the main house if required
For approximate room dimensions and layout please refer to the enclosed floorplan.

OUTSIDE
The property is approached over a private gated entrance drive leading into a gravelled car parking and turning area with a spur off continuing to the farm buildings. A Single Garage/Workshop, 6.4m x 3.7m, with an adjoining Car Port, 6m x 3.5m widening to 7.4m, is situated adjacent to the entrance to the property. A paved sitting out area to the rear of the car port overlooks the lovely large main garden, which has a central copper beech tree, a well stocked flower/shrub border and a small stream at the far end. Adjoining to the front of the house is a further formal garden contained within low stone walls, with a paved patio and pathway to the front door, flanked with lawns. To the rear of the house is an enclosed courtyard affording a Mediterranean style feel with paved pathways and sitting out areas, interspersed with gravel, flower and shrub beds. Adjoining this courtyard is a range of adaptable traditional outbuildings comprising a Log Store, former Outside Privy and a Store Shed.
Overlooking the annexe courtyard is a pretty stone and turnerised slate roofed Traditional Barn, comprising a former shippon on the ground floor with a loft over. This building may offer the scope, subject to obtaining the appropriate planning consent, for conversion to an annexe, holiday cottage, office, studio or other ancillary uses. A further lean-to Generator House is situated to the rear of the barn with a hardened car parking area adjoining. A gate leads out into a large former Vegetable Garden.

THE FARM BUILDINGS
The entrance drive continues past the house to an extensive range of farm buildings, currently used for agricultural and equestrian purposes. These buildings may afford potential for replacement or adaptation to alternative uses, subject to obtaining any necessary planning consent. The buildings may be briefly described as follows:-
Five bay timber framed and gi roofed General Purpose Barn, approx. 22.1m x 10.3m, with part block elevations, a concrete floor and a useful mezzanine loft over part, ideal for the storage of hay and straw. Part of this building is currently used as a Workshop, with further Loose Housing for ponies. An enclosed concrete rear yard adjoins this building, with an open fronted Loose Box, approx. 4.4m x 2.7m.
Further three bay timber and gi roofed Machinery Store, approx. 13.4m x 7.1m, opening to Two Loose Boxes/Stables, overall approx. 11.6m x 5.5m, of similar construction, with a gate out to the rear yard. An open fronted two bay Cattle Shed, approx. 8.6m x 3.5m, adjoins to the front.

THE LAND
The land comprises a superb block of gently undulating and productive traditional pasture running down to the banks of the pretty Crooked Oak river. A small copse area in the centre of the land contains a former stone quarry, from where the building stone for the farmhouse may well have originated. Principally divided into two fields, the land is currently utilised for the grazing of livestock and horses, although it may be well suited to a variety of equestrian, smallholder, conservation or other amenity uses. Rock Farm extends in total to about 8.06 Acres as shown shaded pink on the attached identification plan.

SERVICES & OUTGOINGS
The property benefits from mains electricity and water supplies, with a private water supply also connected. Drainage of the farmhouse and annexe is to a private system.
Council Tax: Local Council Tax on the house, Band F, together with the usual service and environmental charges.

BASIC PAYMENT SCHEME
The Basic Payment Scheme has now ended and the land will be sold without any entitlements or de-linked payments.

AGRI-ENVIRONMENT SCHEMES AND DESIGNATIONS
It is understood that the land is not currently subject to any agri-environment schemes. The land lies within a Nitrate Vulnerable Zone.

TOWN & COUNTRY PLANNING
The current use of the farm buildings is agricultural although there may be scope for prospective purchasers to consider alternative uses within the farm buildings, subject to obtaining any necessary planning consent.

FIXTURES & FITTINGS
All fixtures and fittings, unless specifically referred to within these sale particulars are otherwise expressly excluded from the sale.
RIGHTS OF WAY, EASEMENTS, WAYLEAVES, ETC.
The property is offered and as far as required by the Vendors will be conveyed subject to all other rights of way, easements, wayleaves, privileges and advantages, either public or private, whether specifically referred to in these particulars of sale or not.

IMPORTANT NOTICE
Greenslade Taylor Hunt, their clients and any joint agents give notice that:-
They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. 
They assume no responsibility for any statement that may be made in these particulars.  These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.
3. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Greenslade Taylor Hunt has not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.
4. We have not made any investigations into the existence or otherwise of any issues concerning pollution of land, air or water contamination and the purchaser is responsible for making their own enquiries in this regard.

ADDITIONAL INFORMATION
Broadband: Ultrafast broadband is available - highest available download speed 1000 Mbps, highest available upload speed 220 Mbps. (Based on Ofcom data).
Mobile Coverage: Potentially available via EE, O2, THREE and VODAFONE. For an indication of specific speeds and supply or coverage in the area we recommend contacting your own provider. (Based on Ofcom data).
Flooding: The property is in an area at a very low risk of flooding from River/Sea (defined as the chance of flooding each year as less than 0.1%)and in an area of low risk of Surface Water flooding (defined as the chance of flooding of between 0.1% and 1% each year) .

FARM PROPERTIES HEALTH & SAFETY NOTICE
All persons wishing to view the property do so entirely at their own risk. Neither the Vendors or their Agents will be held liable for any damage or injury that may occur when interested parties are visiting the property. A working smallholding is a potentially hazardous environment and for prospective purchasers own personal safety, please be vigilant when viewing, particularly around the farmyard and in fields containing horses or stock. All persons viewing the property are asked to observe the country code and close all gates.
We would note that it is suspected, although impossible to determine without expert assistance and analysis, that the fibre cement slates used on the roof of the house may contain asbestos.

MEASUREMENTS AND OTHER INFORMATION
All measurements are approximate. Any field numbers and areas shown on the attached plan are based on the Ordnance Survey and are for identification purposes only. They do not necessarily correspond either with the National Grid plan numbers or with those produced on the Rural Land Register.
Whilst we endeavour to make our sales particulars as accurate and reliable as possible, if there are any point which is of particular importance to you please contact the office, especially if you are contemplating travelling some distance to view the property. We have not tested any of the equipment, appliances, central heating or services.

Ref: STM240171

Rock Farm enjoys a convenient and readily accessible semi-rural position within the attractive and gently undulating band of countryside to the south of the Exmoor National Park, lying between South Molton and Tiverton. Set on the edge of the small village of Ash Mill the property enjoys easy access to the neighbouring villages and main routes of communication. Nearby Bishops Nympton has a well regarded primary school, a community run village shop, village hall and parish church. The bustling local market town of South Molton provides an excellent range of everyday services including shops, schools, restaurants, a Sainsbury’s supermarket, health centres, recreational facilities and a cottage hospital. The A361 North Devon link road is within easy driving distance providing access to the larger regional centre of Barnstaple as well as Tiverton and the M5 motorway (Junction 27). Mainline intercity rail links are available at Tiverton Parkway (London Paddington approx. 2 hours) with international airports at Exeter and Bristol.
Rock Farm lies in the beautiful band of countryside between Exmoor and Dartmoor, a predominantly agricultural landscape primarily comprising pasture and arable land interspersed with an abundance of woodland and pretty river valleys. Exmoor to the north offers wonderful moorland scenery with many foot and bridle paths, whilst the spectacular North Devon coast is easily accessible with lovely sandy beaches at Instow, Saunton Sands, Croyde Bay, Putsborough and Woolacombe.