West Bodley Farm

Bodley Lane, Parracombe, Barnstaple, EX31 4PR

West Bodley Farm

A sympathetically restored period farmhouse, range of traditionalbuildings & 3.45 acres on fringe of timeless Exmoor village.

Guide price £695,000

Village pub, school, shop walking distance. Lynton, Barnstaple 5 &13

• Three Reception Rooms

• Two Kitchens, Dairy, Study

• Five Bedrooms, 3 Bathrooms

• High ceilings. Many features.

• Oil C.Heating , Double Glazed

• Range of Period Buildings

• Gardens, Orchard, Paddocks

• Literally Adjoins Exmoor

SITUATION AND AMENITIESIn timeless and tranquil rural surroundings, at the end of a no through road, on theedge of the small village of Parracombe, which in itself is within Exmoor NationalPark. Village amenities including general store/post office, primary school, churchand reputable pub are within walking distance. Bridle paths and footpaths leadingdirectly on to Exmoor, literally adjoin the property's boundaries, We understand thatthe coast can be reached in about 45 minutes by foot. The pretty twin villages andcoastal resorts of Lynton and Lynmouth are about 5 miles and offer a good range oflocal shops, primary school, town hall, as well as restaurants and cafes. The regionalcentre of Barnstaple is about 13 miles and offers a wider range of facilities andamenities. At Barnstaple there is access to the North Devon Link Road which leadson to Junction 27 of the M5 Motorway and where Tiverton Parkway also offers afast service of trains to London, Paddington in just over 2 hours. Exceptional sandy,surfing beaches are just a short drive away, including Croyde, Saunton (also withchampionship golf course) and Woolacombe. The nearest International airports areat Bristol and Exeter.

DESCRIPTIONThe original charming stone farmhouse has a colour wash rendered front elevationwith slate roof and has been the subject of significant renovation and upgradingover the last 6 years to include; re-roofing, re-wiring, re-plumbing, insulation,replacement double glazed windows and re-decoration throughout. The propertyhas been restored in an understated rustic way, preserving it's traditional character.There are many period features in evidence including; stone flag or original woodenfloors, period fireplaces, original cupboards, window seats and benches, 2 originalstaircases, as well as a fully restored dairy. The buildings comprise a range oftraditional stone outbuildings with an original cobbled courtyard, re-laid slatedroofs, part lofted and include a workshop, old stable, garage, barn, run of old calveshouses/shippen and wood stores. These form an appealing outlook from the houseas well as providing additional facility or may offer potential for conversion toholiday accommodation or similar subject to planning permission. This is certainly aproperty that needs to be viewed internally to be fully appreciated. The layout of theaccommodation with approximate dimensions is more clearly identified upon the

accompanying floorplans but comprises;

GROUND FLOORPart glazed front door to ENTRANCE PORCH half glazed inner door to SITTINGROOM featuring inglenook fireplace with Bressummer beam, fitted wood burner,glazed fronted cupboards flanking either side, exposed beams, part panelled walls,main stairwell to first floor described later. SNUG period fireplace with high paintedwooden surround, fitted oil fired burner with back boiler, fitted storage cupboardsto right hand side, panelled walls to dado height. SECOND KITCHEN with Belfastsink, roof light, slate floor, work surface, half glazed door to garden. Returning tothe sitting room steps lead up to DINING ROOM /KITCHEN the dining area has a flagstone slate floor with under floor heating, large twin fireplace with oil fired Rayburnin one half and separate wood burning stove in the other, secondary staircase tofirst floor, window seat, fitted bench. PORCH to outside. KITCHEN with oversizedBelfast sink, slate shelving/work surface plus teak drainer, hand made kitchencupboards, Calor gas hob, electric oven, shelved recess, further slate work surfaceswith shelving above. DAIRY with central slate bench on brick piers, further slateshelving, UTILITY ROOM with door to outside, slate flooring, Belfast sink, pitch pineceiling and coat hooks. CLOAKROOM low level WC, wash hand basin.

FIRST FLOORLANDING. BEDROOM 1 double built in wardrobe, further built in single wardrobe,window to front with fine views. EN-SUITE SHOWER ROOM with corner cubicle,wash hand basin, low level WC, built in shelved cupboard, heated towel rail,exposed floorboards. BEDROOM 2 window to front, fine views. BEDROOM 3window to front, fine views, 2 ranges of built in storage cupboards. INNERLANDING built in airing cupboard housing pre-lagged cylinder. BEDROOM 4 overlooks the courtyard. BEDROOM 5 over looks the courtyard. EN-SUITE BATHROOMwith cast iron ball and claw footed bath, wash hand basin, low level WC. STUDY/LIBRARY with fitted bookcase. FAMILY BATHROOM wood panelled bath, telephonestyle mixer tap/shower attachment, overhead shower and screen, high level WC,pedestal wash basin, exposed floor boards, extractor fan.

OUTSIDETo the front of the house is a wall enclosed front garden area stretching around theeastern side of the property to a part walled garden at the rear. Within the gardensthere are well established fruit trees and soft fruit bushes along with a Poly tunnel.To the front and western sides of the house, a gated cobbled yard services thetraditional buildings as shown on the accompanying floorplans.

THE LANDTo the rear of the main run of barns is a paddock with a southerly aspect and accesson to a track at the southern end. To the east of the main house, across thebridleway, is a further area of sloping paddock and sandwiched between the two tothe North is an appealing area of extended garden/grazing with access to mostattractive weir and stream housing the well water supply to the property.

DIRECTIONSFrom Barnstaple take the A39 North signposted towards Lynton and Lyntmouth.Pass Shirwell and Arlington and follow the road round to the right at KentisburyFord. At Blackmoor Gate, turn right on to the A399 and immediately left on to theA39. Take the first turning left, signposted Parracombe, continue down in to thevillage, climb the hill, pass the shop on your right hand side and take the nextturning on the left signed Bodley. Continue to the end of this lane where theproperty is the last on the right.

SERVICESNatural spring water supply, mains drainage to village system, mains electricity,heating provided partly from oil fired Rayburn (4 radiators) and an oil stove (3radiators), domestic hot water is provided by the Rayburn.

Cornwall | Devon | Somerset | Dorset | London stags.co.uk

West Bodley Farm, Bodley Lane, Parracombe, Barnstaple, EX31 4PR

30 Boutport Street, Barnstaple, Devon,EX31 1RP

Tel: 01271 322833

barnstaple@stags.co.uk

These particulars are a guide only and should not be relied upon for any purpose.

Stags