THE PROPERTY
Lovehayne comprises a most attractive and private residential holding, set in a south east facing, secluded position in a particularly attractive part of east Devon. The principal house, adjoining two further dwellings and traditional barn are grouped together centrally within the holding at the end of a long, private drive, enjoying views down the wooded valley to the south.

The period, detached farmhouse, constructed of Beer stone and chert provides good-sized family accommodation, serviced by a further detached 4-bedroom cottage and a third dwelling, known as Groom Cottage, which also lies within the homestead. A traditional barn offers potential for a variety of alternative uses, subject to consent with stabling, workshop and tack room.

To the south of the house there are a further 25.71 acres of attractive pasture forming a valley that is surrounded by some 61 acres of managed and amenity woodland.

The property lies in an area of high amenity value and offers privacy, sporting potential and the opportunity to develop a wide range of biodiversity.

In the past, both Vine and Groom cottages have been used as holiday lets and were met with considerable demand. Both cottages can be used for holiday letting or as permanent dwellings.

LOCATION
Lovehayne is situated in a particularly attractive part of the rolling wooded countryside of east Devon, lying within an AONB and situated only some 3 miles from the coast at Branscombe. The farm is located off a council road leading to Blackbury Castle, some 5 miles from Sidmouth which lies to the south west and 8 miles from Honiton which lies to the north. Both towns offer a wide range of day to day facilities including supermarkets, surgeries and numerous independent shops.

The Cathedral city of Exeter is approximately 17 miles to the west, whilst J29 offers a convenient access to the M5 motorway.

There are regular train services to London Waterloo from Honiton at 3hrs or fast train services to London Paddington from Exeter or Taunton. The regional airport at Exeter offers regular shuttle connections to major airports in the country and abroad.

There are an excellent range of state and independent schools in the area including Colyton Grammar School, Exeter School, Taunton School, Kings College, Queens College and Wellington School. Exeter University is recognised as one of the best universities in the country.

The area is renowned for a range of equestrian and sporting activities. In the past, the farm was a home to an equestrian stud and areas of the woodland have been used by a local shoot.

There are numerous other sporting opportunities including racing at Newton Abbot, golf at Honiton, Woodbury, Tiverton and Sidmouth and sea fishing from Beer, Seaton and the River Exe which also offers excellent sailing and recreational activities.

LOT 1
Comprising:
- Lovehayne Farmhouse
- Vine Cottage
- Groom Cottage
- Traditional and modern farm buildings
- Stabling, riding arena and tennis court
- Apple orchard and ponds
- Approximately 95.5 acres

THE FARMHOUSE
The house lies in a particularly protected and private location surrounded by what was originally a courtyard of traditional barns, some of which have been converted and now offer two further cottages.

The house offers enormous charm and character, yet its manageable size makes it ideal as both a family home and a place for entertaining. Constructed of stone-faced cavity walls under a slate roof and enjoying a stunning south-easterly view across the lawns and ponds below.

Lovehayne farmhouse offers accommodation of entrance porch with glazed front door leading to entrance hall with cloakroom and stairs off. Doors from the entrance hall lead to a south facing sitting room and a good sized L shaped kitchen/dining room with a range of fitted kitchen units, four oven Aga and secure pantry off. Study with side hall leading to utility room, rear hall and porch with back door off.

On the first floor, the landing leads to a principal double bedroom with en-suite bathroom, three further double bedrooms, a single bedroom and family bathroom.

The house lies in an elevated position with an area of hardstanding and parking to the rear and a lawned terrace garden running down to two ponds and an orchard with a vegetable garden to one side. Located a short distance from the house in a protected position, there is an all-weather tennis court.

VINE COTTAGE
Situated across the courtyard from the house, enjoying access off the entrance drive, Vine Cottage also enjoys a stunning location with the principal rooms enjoying southerly views down the valley.

The cottage offers accommodation on the ground floor of front door leading to entrance hall with door to kitchen, serviced by a range of modern fitted kitchen units. Dining room with stairs to first floor. Extensive dual aspect sitting room with French doors to adjoining terrace.

On the first floor, the landing which has numerous storage cupboards leads to three double bedrooms, a single bedroom, a family bathroom and separate family shower room.

To the front of the cottage is a raised terrace and to the rear, there is garaging for two cars with an adjoining stable block and tack room.

GROOM COTTAGE
Located to the rear of the farmhouse and converted from some of the original traditional barns, Groom Cottage offers additional good-sized accommodation on the ground floor of front door leading to dining room with stairs off, a galley kitchen, door to living room, study and interconnecting door to adjoining barn.

On the first floor, located off the landing are two double bedrooms, a single bedroom and family bathroom.

FARM BUILDINGS
Adjoining the cottage is a further substantial traditional stone barn, currently used for general storage but would be ideal to support a number of leisure, residential or commercial uses. Such barns are often converted into family/party barns.

To the rear of the traditional barn are the former modern farm buildings including a concrete and fibre cement covered yard measuring 27m x 13.5m, workshop and a stable block with two stables and tack room. Situated a short distance from the stables is the outdoor riding arena measuring 40m x 20m which adds to the facilities available to the holding.

LAND
Offered within lot 1 is some 95.5 acres of land that lies to the southeast and west of the house and buildings. This area is 25.71 acres of attractive, sloping, permanent pasture forming a valley running away from the house to the southeast, providing grazing. In addition, there are some 61 acres of amenity and established broadleaf woodland which offer a wide range of species including oak, beech and cherry which in turn provide an excellent wildlife habitat and a blanket of bluebells in the spring. In 2009, in excess of 5,000 native trees were planted on the western boundary, adding to the overall amenity of the holding.

TENURE & POSSESSION
Lot 1 is sold with vacant possession available on completion.

METHOD OF SALE
The property is offered for sale by private treaty as a whole or in two lots.

LISTING STATUS
Neither the house nor the cottages are listed.

BASIC PAYMENT SCHEME
The farm is registered for the Basic Payment Scheme and entitlements of Lot 1 will be transferred to the purchaser following completion.

SERVICES
The farm is serviced by its own private water supply. There is an obligation to service two adjoining properties to the north, although it is known that they now have their own borehole supplies. The farms water supply is maintained with a filtration and UV system.
The properties are serviced by a private drainage system.
Mains electricity is connected to the dwellings and farm buildings.

HEALTH & SAFETY
Potential purchasers are required to take particular care when inspecting the property and it is recommended to wear supportive footwear for viewings. Viewers are advised to be conscious of potentially uneven and slippery ground surfaces.

DESIGNATIONS
The property lies within the East Devon Area of Outstanding Natural Beauty (AONB).

SPORTING RIGHTS
All sporting is in hand. There is an annual agreement with the adjoining shoot to use the southern valley as a drive and to plant some limited game cover.

RIGHTS OF WAY
No private Rights of Way cross the holding.

EPC RATINGS
Lovehayne Farmhouse: D
Groom Cottage: F
Vine Cottage: E

COUNCIL TAX
Lovehayne Farmhouse: Band G
Groom Cottage: Band D
Vine Cottage: Band F

LOCAL AUTHORITIES
East Devon District Council

VIEWINGS
By prior appointment with the vendors’ agents, Carter Jonas:[use Contact Agent Button].

DIRECTIONS
From the A30 at Honiton, take the A375 south towards Sidmouth. After 3 miles, turn left at the Hare & Hound public house. After a further 3 miles, turn left signed Blackbury Castle and Southleigh. The drive to the farm is found after approximately 0.75 miles on the right.

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