A period dwelling, offering extensive and flexible accommodation, which would now benefit from modernisation. Adaptable range of outbuildings and around 5.95 acres.

INTRODUCTION
A rare opportunity to purchase this period property, once three cottages and still capable of dual occupancy in self-contained parts, together with a range of adaptable outbuildings. It is located close to the village of Rackenford, with extensive grounds and paddocks totalling around 5.95 acres. The property offers the opportunity of creating a desirable family home with the potential to update and enlarge subject to any necessary planning consents.

DESCRIPTIONS
The domestic accommodation comprises two linked but self-contained portions, which may be further described as follows:

Main House:
Front door into Entrance Hall with stairs rising to the first floor. Back Kitchen which is fitted with a matching range of wall, base and drawer units with work surface incorporating stainless steel sink unit. Solid-fuel Rayburn supplying the domestic hot water and central heating and space for a cooker. Utility/Boot Room with further storage cupboard and work surface over. Space and plumbing for washing machine, close coupled WC and wash basin. Door to the outside. Bathroom with matching white suite comprising of bath with electric shower over, close coupled WC, pedestal wash basin and tiled flooring. Sitting Room, a lovely spacious reception room with southerly aspect overlooking the gardens, exposed beams and large stone inglenook fireplace with bressumer beam and inset wood burning stove and bread oven. Dining Room with southerly aspect, under stairs storage alcove and ample space for a table and chairs. Sitting Room providing a further light reception room with dual aspect and central inglenook fireplace with bressumer beam and inset wood burning stove on tiled hearth as well as storage alcove and a further door to the outside.

First floor landing. Bedroom 1 is a good sized double bedroom with dual aspect over the gardens, and fireplace. Bedroom 2 a large single/small double bedroom with southerly aspect. Bedroom 3 a double bedroom with southerly aspect and exposed beams with two steps leading down to the Cloakroom with close coupled WC and pedestal wash basin. Bedroom 4 a double bedroom with southerly aspect and fireplace. Bedroom 5 (formerly a bathroom with the plumbing remaining) a single bedroom with side aspect and far reaching views.

The Cottage:
From the Back Kitchen, an interconnecting door leads from the main house through to the Cottage with further accommodation comprising:
Utility/Boot Room with fitted wall, base and drawer units with work surface over and UPVC door leading out to the garden. Kitchen fitted with a matching range of storage units with work surface over incorporating stainless steel sink unit and under stairs storage cupboard with shelving. Large inglenook fireplace with bressumer beam, bread oven and inset solid-fuel Rayburn, which supplies the domestic hot water and central heating. Back Kitchen with a further range of wall, base and drawer units with work surface incorporating stainless steel sink unit and splashback tiling, space and plumbing for washing machine. Rear Lobby with door to the outside and Cloakroom with low level WC and corner wash basin. Airing cupboard as well as a further connecting door into the main house.
Stairs rise to the first floor landing. Bedroom 6 with south-facing aspect over the lovely views and exposed beams and fitted with an extensive range of built-in wardrobes. Bathroom fitted with a matching suite comprising bath with shower attachment over, close coupled WC, pedestal wash basin and heated towel rail. Bedroom 7 a large single/small double bedroom with large over-stairs cupboard, and aspect over garden and the views beyond.

OUTSIDE
A hardened front entrance drive leads off of the main council road into a hardened yard area, with pathway leading up to the house and with access to all of the buildings and land. Immediately to the east of the house, there is an open-fronted block-built workshop measuring approximately 8.78m x 9.66m beneath a mono-pitched profile steel roof with hardened floor. Adjacent to this, there is a further workshop adjoining the house measuring approximately 5.47m x 4.24m (roof in disrepair).

Three-bay timber pole barn with a mono-pitched profile steel roof and part GI clad and part timber clad elevations measuring approximately 4.93m x 11.46m with a compacted earth floor. Adjoining further lean-to of galvanised and timber framed construction measuring approximately 4.52m x 4.26m. Beyond this lean-to, there is a further adjoining lean-to with a partially clad GI roof and part GI and part timber clad elevations with earth floor measuring approximately 4.23m x 3.48m.
On the opposite side of the yard is a further three-bay open-fronted timber pole barn, measuring approximately 5.55m x 11.84m with profile steel roof and part profile steel and part galvanised clad elevations with compacted earth floor. Further to the south there is a block-built and part timber clad stable block and loose housing with a part mono-pitched and part pitched GI roof, currently used for livestock housing and divided into a number of loose boxes measuring approximately 15.03m x 2.94m, plus an additional area of approximately 3.11m x 4.51m with concrete floor and power connected.
To the front are further galvanised gated enclosures/yards. Beyond and adjoining to the south of this, there is a further general purpose building with various internal penned areas, measuring approximately 10.83m x 6.82m with concreted floor and part block-built and part suspected asbestos sheeting.

THE LAND
The holding extends in total to approximately 5.95 acres or thereabouts, including the yard, buildings and house. The land forms an attractive finger, stretching southwards away from the road and bordered by the Little Dart River to he east. The land includes various small pockets of woodland and includes a number of useful sized paddock enclosures of pasture.

To the bottom paddock, there is a public right of way with a secured footpath.

SERVICES
Mains electricity and water are connected. Drainage to a private supply. Solid fuel fired Rayburn for the central heating and hot water.

COUNCIL TAX
Band E - North Devon Council

TENURE
The property is of freehold tenure with vacant possession upon completion.

HEALTH & SAFETY POLICY
Please note the property includes outbuildings (some in a poor state of repair) 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.

v.2.1 - Ref. TIV220150 - date produced 26/05/2023

SITUATION
Old Bell 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. The village of Rackenford (0.8 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 Blundelll’s, shops, secondary school, hospital and golf course. 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.