Position!, Position!, Position! - A renovation project comprising a well detached period farmhouse [in two interconnecting wings] and detached character bungalow, set in 27.81 acres, crossed by the Heddon river, in a timeless and tranquil Exmoor valley. EPC bands F.

Situation And Amenities - The property is beautifully located to the north western end of the Exmoor National Park, is well detached with no near neighbours, set within its own grounds in a pretty, unspoilt valley location adjoining Trentishoe Common, owned by the National Trust, and about a mile inland from the dramatic North Devon Coastline. Trentishoe is mid way between the twin coastal resort towns of Lynton and Lynmouth (about 7.5 miles) to the east and the village of Combe Martin (approximately 5.5 miles ) to the west. About a mile to the north is the ancient parish church, with the Hunter's Inn at Heddons Mouth being just about a mile and a half to the east. Barnstaple, the regional centre is about 15 miles, or just over half an hour away to the south. At Barnstaple there is access to the North Devon Link Road which runs on to Junction 27 of the M5 Motorway in about a further 45 minutes or so, and where Tiverton Parkway offers a fast service of trains to London, Paddington, in just over two hours. North Devon's famous surfing beaches are all about half an hour away, there are extensive walks and bridle paths on Trentishoe Common and the surrounding unspoilt farmland.

Description - Mill Ham comprises a detached two storey former Devon Longhouse believed to date back originally about 300 years and which presents painted and stone elevations beneath a slate roof. The house was substantially extended to provide an intercommunicating two storey cottage annexe, which can also be self contained. In addition there is a single storey flat roofed cottage which we understand may once have had a pitched roof. The property enters the market for the first time since 1969 and would benefit from general modernisation and improvement. The main house has considerable charm and character, an original fireplace, exposed beams and ceiling joists and enjoys a southerly aspect set within its secluded grounds. We understand that the property is freehold and registered as one title. We believe that the three components are separately rated as Mill Ham, The Annexe, Mill Ham and The Bungalow, Mill Ham. We understand that the owners have in the past kept livestock on the property as well as horses but now many of the fields are overgrown, but organic and provide a haven for wildlife; Woodpeckers, Jays, deer, butterflies and the like.

Main House - GROUND FLOOR - Front door to ENTRANCE LOBBY. FARMHOUSE KITCHEN/DINING ROOM double aspect, exposed ceiling beams and joists, fitted cupboard, tiled floor, Rayburn solid fuel cooker, range of base units on two walls with inset single drainer, 1 1/2 bowl sink unit, Calor gas cooker, space and plumbing for washing machine to one end. Stairs to first floor with CLOAKROOM below with low level WC and basin. SITTING ROOM south facing bay window, panel radiator, open fireplace with inset wood burning stove, bread oven and timber Bressummer, exposed ceiling joists. UTILITY ROOM door to outside, Trianco oil fired boiler. DAIRY with storage loft above.
FIRST FLOOR - LANDING. BEDROOM 1 panel radiator, airing cupboard with hot water cylinder (sealed door to adjoining annexe). BEDROOM 2 south facing window, panel radiator. BEDROOM 3 panel radiator. BATHROOM panelled bath, shower above, low level WC, pedestal basin, tiled surround, heated towel rail.

Two Storey Intercommunicating Or Self Contained An - GROUND FLOOR - Entrance door to LOBBY. LIVING ROOM a large double aspect room, slate floor, wood burning stove on slate hearth, stone surround. KITCHEN range of modern fitted units including base and wall units, inset 1 1/2 bowl stainless steel sink, tiled floor. REAR PORCH. REAR LOBBY. SHOWER ROOM hand basin and inset vanity unit, tiled shower cubicle, externally vented, separate WC.
FIRST FLOOR - LANDING. BEDROOM 1 airing cupboard door to FURTHER ROOM possible ENSUITE/SMALL STUDY/NURSERY BEDROOM etc. The partition between these two rooms can easily be taken out to provide a large double aspect bedroom. BEDROOM 2.

The Bungalow - This single storey detached ancillary building provides; LIVING ROOM, KITCHEN with stainless steel sink unit, BEDROOM and ENSUITE SHOWER ROOM. There is an ADJOINING BUILDING which could possibly be converted to additional accommodation, subject to planning permission.

Outside - OUTBUILDINGS. From the lane a gated access leads to both the house and the buildings and provides ample parking and turning space. BLOCK BUILT STABLES with front overhang. OPEN FRONTED GARAGE. TIMBER FRAMED AND CGI WOOD STORE , THREE BAY TIMBER FRAMED AND CGI IMPLEMENT SHED. BLOCK BUILT WORKSHOP'. RANGE OF THREE PURPOSE BUILT TIMEBER STABLES. There are a series of dilapidated caravans which have obviously been in situ for many years.

The Gardens And Grounds - Outside to the south and front, there is a LEVEL GARDEN AREA with flower borders, lawn, mature trees and shrubs, water feature and GREENHOUSE. Just off to the rear and west side, there is a FURTHER GARDEN part ideal for use as kitchen garden being particularly sheltered and south facing. The property is approached over a narrow country no through lane. The land is all contained within a ring fence with a number of small river meadows on the north side of the river which runs through the property and beyond deep sloping land, now rough grazing. On the other side of the valley there are AREAS OF WOODLAND. The gardens and grounds amount to approximately 27.81 acres.

Services - Oil fired central heating (dated system), mains electricity, private drainage, private spring water supply.

Directions - From the outskirts of Combe Martin, travel east on the A399 and within half a mile turn left signposted Trentishoe and Hunter's Inn. Follow this road for about 3.5 miles and over country lanes, with the sea to your left, and on to Trentishoe Common. Pass over Trentishoe Common and as you drop down in to the tree line, you will come to Rhydda Bank Cross, signposted Lynton 7 miles. Here, turn right in to the narrow, windy no through country lane that runs down to the property. Follow this lane for about half a mile and you will find the property on your left.
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