A sympathetically restored Grade II listed farmhouse set within about 3 acres in the Blackdown Hills
Luggs is situated close to the Devon/Somerset border, with far reaching views over the Culm Valley. This property is set in a particularly attractive part of the Blackdown Hills, in itself an Area of Outstanding Natural Beauty. Hemyock, which is about two miles to the south, offers a range of shops and services including a primary school, medical centre, church, post office, convenience store and traditional pub. Wellington, Honiton and Taunton are also all within easy reach, all of which offer a wide range of shopping, social and scholastic facilities. There is an excellent range of good schools nearby both in the independent and state sectors including Uffculme Secondary School, Wellington School, and Queens and Kings Colleges and Taunton School. The M5 motorway can be joined at Wellington (J26) and Taunton offers a regular intercity service to London Paddington (about 100 minutes by fast train). The A30 can be joined at Honiton, which also offers a regular intercity service to London Waterloo.
Luggs comprises a 15th/early 16th century farmhouse retaining numerous period features which has been sympathetically renovated and cleverly extended by the vendors to provide accommodation, on the ground floor, as follows:
Entrance porch and front door into the cross-passage hall with flagstone floor and plank and muntin screen. Stairs to first floor. Sitting room with plank and muntin screen, former circular stair turret, elm window seat, inglenook fireplace with wood burning stove and bread oven Drawing room with inglenook fireplace with wood burning stove Music room with antique fire surround, wood burning stove and original alcove shelving Study with original pantry shelving and large built in zinc-topped desk Wet room with WC, shower and wash hand basin Utility room with Belfast sink and plumbing for washing machine Rear hall/boot room with adjoining glass link and door to the driveway to the east Kitchen/dining room with vaulted ceiling with feature oak truss and glazed doors to the courtyard
On the first floor, the accommodation comprises:
Spacious landing with exposed restored elm and oak floorboards Double bedroom with built in cupboards and restored elm floorboards Double bedroom with cupboard and restored elm floorboards plus small original window onto landing Double bedroom with restored oak floorboards Family bathroom with bath, wash hand basin, WC and built in cupboards Double bedroom with built in cupboards, restored oak floorboards, feature fireplace and en-suite bathroom with bath, shower over, wash hand basin and WC
To the west of the kitchen, accessed via the double doors, is a sheltered paved courtyard area with adjoining stone store. Steps lead up to the principally lawned garden with flint shed now housing the water treatment station and oil fired boiler, and large adjoining vegetable garden. In turn, steps lead down to the front walled garden with original stone mounting steps to the side and original pedestrian gate to the driveway to the south. Access to the field is via a wrought iron gate which leads from the main lawned garden into the paddock and adjoining driveway. Adjoining the driveway and parking area, with views over the land and beyond, the vendors have created a fully insulated and double glazed piano restoration workshop from a former hay store, whilst on the western boundary is a timber and galvanised log shed and store with loft over part providing further storage.
Tenure: The property is offered for sale freehold with the benefit of vacant possession available upon completion. Services: The property is serviced by mains electricity with a private water supply (with UV filtration) and private drainage. There is oil fired central heating with restored period radiators, together with underfloor heating to the ground floor rooms with stone floors. Local Authority: Mid Devon District Council, Phoenix House, Phoenix Lane, Tiverton, Devon EX16 6LB. Tel: 01884 255255. Council Tax: Band F Rights of Way: Luggs Barn (situated to the south) has a right of access over the driveway, which is also a public footpath.
From Junction 26 of the M5 motorway proceed towards Wellington. At Chelston Roundabout, turn left onto the A38 towards Exeter. Follow this road for about a mile. Turn left signed to Ford Street, Hemyock and Chard. Follow this road up onto the Blackdown Hills. When you reach the cross roads at the top of the hill, turn right, signed to Hemyock and Culmstock. Follow this road for about a mile until reaching a sharp right hand bend. Turn left and then immediately left again signed to Culmstock. Follow this road down the hill for another mile or so, passing one house, until reaching a sharp right hand bend, where the entrance to Luggs will be found on the left.
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