6.15 Acres - Rackenford, Tiverton, Devon, EX16

A beautifully situated and highly adaptable five bedroom character farmhouse, in exceptional order throughout, and boasting a further two bedroom cottage, equestrian facilities and adjoining land. In all about 6.15 acres.

DESCRIPTION

Horestone Farm is an exceptionally well appointed detached country house, boasting far-reaching views and a sense of rural seclusion, whilst also being highly accessible. Centred on a traditional farmhouse, which perfectly mixes contemporary finishes with period features, having been the subject to extensive refurbishment in recent years. It is further complimented by a two bedroom cottage, being a conversion of a former traditional building, which provides additional versatility. The range of further facilities extends to include a traditional stable block, garage, home office/gym/workshop, further loose boxes, and a field shelter. To the rear of the Farmhouse are two paddocks and a young orchard that occupies the space of a former menage.

It extends in total to around 6.15 acres.

THE FARMHOUSE

This comprises an attractive period farmhouse which was completely modernised in recent years, providing spacious, adaptable and exceptionally well-presented accommodation over two floors.

Ground Floor

The property is entered by a covered Porch with front door to the Dining Hall complete with LVT flooring, underfloor heating and an extensive range of storage cupboards. Cloakroom and WC with concealed cistern and washbasin set in vanity unit. From the Dining Room, door leads to Inner Hall with stairs to first floor and door to Sitting Room, a triple aspect room with inset woodburning stove on a slate hearth, French doors and views over the garden. Door to Snug/Cinema Room, with front aspect and stone inglenook fireplace with inset wood-burning stove on a slate hearth, pitch pine mantle and surround and exposed timber ceiling timbers.

Returning to the Dining Hall, door to Kitchen/Breakfast Room with underfloor heating, extensive fitted range of full height storage cupboards, concealed walk-in Larder, three ovens, microwave and plate warmer, integrated fridge and dishwasher. Built-in seating area with extendable table, extensive work surfaces, large induction hob with telescopic extraction unit, and sink unit. Dual aspect with views over gardens and French doors to the rear. Door to Utility with underfloor heating, extensive range of wall and base units, integrated fridge and freezer, composite work surface, space and plumbing for washing machine and tumble dryer. Stable doors to outside (front and rear). Door to Shower Room with shower cubicle, washbasin in vanity unit and concealed cistern WC.

First Floor

Separate stairs to Bedroom 1, a lovely room with exposed beams and glazed doors leading to a Large Balcony with fantastic views.

Returning to Inner Hall, oak staircase to first floor landing. Doors to large double Bedroom 2 dual aspect with two ranges of built-in wardrobes and En-Suite comprising a shower cubicle, enclosed cistern WC and wash basin in vanity unit. Double Bedroom 3 northerly aspect, and En-suite comprising bath with shower over, WC and wash basin. Bedroom 4 double room with dual aspect. Bathroom comprising bath, WC, pedestal washbasin and shower cubicle. Bedroom 5 double room with dual aspect.

“THE SHIPPEN”

Accessed by a Covered Decked Terrace and front door opening to the Entrance Hall with doors to the Bathroom, comprising bath, WC and washbasin in vanity unit. Kitchen with range of base and wall units, work surface with inset sink unit and hob with extractor over, and plumbing and space for dishwasher. Door to large Living/Dining Room with dual aspect and with door to outside with rear porch.

Double Bedroom 1 and further double Bedroom 2.

N.B. “The Shippon” is to be sold fully furnished, as seen.

OUTSIDE

Electric double gates open to a sweeping driveway, culminating in a large gravelled parking area to the front of the farmhouse. The gardens lie principally to the north and west, and comprise extensive lawned areas, shed, poly tunnel and raised vegetable bed, and to the north is a range of fruit cages and a peacock house.

To the south lie the outbuildings. These extend to include:
- Traditional Stable Block adjoining the house, with three Looseboxes, further storage and concrete floor with potential for alternative uses (subject to planning);
- Home Office/Workshop/Gym/Hobby Room complete with small range of kitchen units, sink and WC with washbasin;
- Garage with electric remote-controlled roller shutter door, and further side door;
- Timber built stable block with two loose boxes;
- Timber built Field Shelter.

To the rear of the farmhouse, making the most of the evening sun, is a large covered seating terrace with steps to the balcony above. A further private driveway to the south leads to the rear of the property, providing access to the garage and outbuildings, and serves The Shippen with a further extensive gravelled parking area. The Shippon also enjoys its own private lawned garden area.

Beyond the post and rail fence bounding the garden to north and west are two generally level pasture paddocks with traditional bank and hedgerow boundaries. The more southerly of these paddocks includes the 40m x 20m former menage that was planted out to an orchard by previous owners.

The holding extends in total to around 6.15 acres.

GENERAL REMARKS

TENURE AND POSSESSION
Freehold with vacant possession available upon completion, with the exception of “The Shippon” which is sold fully furnished.

SERVICES AND OUTGOINGS
Mains electricity and main water. Private domestic oil supply for heating, and private drainage system.

BASIC PAYMENT SCHEME AND ENVIRONMENTAL SCHEMES
The land is not currently subject to any Agri Environmental Scheme Agreement. No Basic Payment Scheme entitlements are held by the owners, and therefore no entitlements will be included in the sale.
 
SPORTING AND MINERAL RIGHTS
We understand that these, in so far that they are owned, will be included in the freehold sale.

VIEWINGS
All viewings are strictly by appointment only via the Agents, Greenslade Taylor Hunt -

Health & Safety Policy
Please note the property includes outbuildings and agricultural land, with associated risks. Our Health and Safety policy requires all interested parties undertaking viewings of this property to be accompanied by a member of our staff. (If so directed by a member of GTH they must wear their own appropriate Personal Protection Equipment (PPE)). If interested parties do not adhere to our policy and view the site unaccompanied (or without PPE) then they do so at their own risk and we/the seller cannot be held liable for any personal injury or associated claim for compensation.

Important Notice
Greenslade Taylor Hunt, their clients and any joint agents give notice that:
1. 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.
2. 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.
3. 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 his own enquiries in this regard.
4. No responsibility can be accepted for any expenses incurred by any intending purchasers inspecting properties that have been sold, let or withdrawn.

v.3.1 - Ref. TIV240099 - date produced 22/05/2024

SITUATION

Horestone Farm occupies an attractive and accessible position within Mid Devon being privately situated yet within easy reach of major transport links. The property enjoys one of the more unspoilt areas of Devon with rolling hills, wooded valleys and moorland all in close proximity. Views are far-reaching and extend to Exmoor National Park to the north and Dartmoor National Park to the south. Both National Parks offer an extensive range of outdoor pursuits while extensive riding and walking is available on the doorstep.

The village of Rackenford (2.8 miles) is the closest settlement and has an active community, home to a number of amenities including primary school, post office/shop and village church, together with popular village inn. The nearby villages of Witheridge and Nomansland similarly provide active communities and excellent village pubs. 6.5 miles to the north, the village of Knowstone has a Michelin starred restaurant, The Masons Arms.

To the south east, the historic market town of Tiverton (7 miles) offers a comprehensive range of commercial, recreational and educational amenities including the noted public school of Blundells, shops, secondary school, hospital and golf course .

The area is highly accessible and Horestone Farm lies only 1 mile from the A361 (North Devon Link Road). This road provides direct access to Junction 27 of the M5 and to the nearest mainline railway station, Tiverton Parkway (both 12.5 miles). From here trains to London take 2-3 hours while the M5 ensures Exeter and Bristol airports remain highly accessible.