An Exmoor Hill Farm - A charming period farmhouse together with a courtyard of traditional buildings & extensive range of more modern former farm buildings set in 130 acres overlooking a timeless Exmoor valley. Scope for further accommodation and a variety of uses. Council Tax Band B. Freehold. EPC Band F.

Situation & Amenities - In an outstanding rural position, overlooking picturesque valleys and combes on the south western edge of the Exmoor National Park. The property is situated at the end of a mile long council maintained 'no through' road, known as Muxworthy Lane and enjoys a good deal of seclusion and privacy.

The village of Brayford, provides a thriving local community, with a primary school, village hall and High Bray Church. The independent West Buckland School is around seven miles to the South West. Despite its rural position, the property enjoys easy access to the towns of South Molton and Barnstaple which provide an extensive range of facilities. From South Molton, the A361 North Devon Link Road provides easy access to the M5 Motorway (Junction 27).

There are rail stations on the Barnstaple to Exeter (Tarka) Line at Umberleigh and Portsmouth Arms. Main line intercity rail links are available at Exeter and Tiverton Parkway, with international airports at Exeter and Bristol.

The property is surrounded by picturesque North Devon countryside providing a wealth of recreational activities, including walking, horse riding, cycling, fishing on the Rivers Bray, Mole and Taw, hunting, shooting and golf courses at Barnstaple, High Bullen and Tiverton, not to mention the championship golf courses at Saunton Sands. The Exmoor National Park offers beautiful moorland scenery with many foot and bridle paths, and the stunning North Devon Coastline to the west has the popular sandy beaches of Instow, Saunton Sands, Croyde Bay, Putsborough and Woolacombe.

Description - Understood to have formerly been part of the Acland Estate, a landed family which owned large swathes of land across Devon in the 17th and 18th centuries. The Old Farmhouse comprises a detached period property which presents attractive stone elevations, with replacement double glazed windows beneath a slate roof. The property is contained within a courtyard style arrangement of traditional stone and slate roofed buildings, which may offer potential for further enlargement of the accommodation or for conversion to other ancillary uses (subject to planning permission). These are currently arranged as stores, tack room and stabling with potential for garaging, studio, workshops etc. In addition, there is a large 7 bay former cattle shed, a substantial timber pole barn, a yard, potential garden and pasture, mainly arranged as two connecting fields, in all understood to amount to around 9.26 acres. There is currently an equestrian bias and potential to ride out on local lanes and over privately-owned wood and farmland, with appropriate consent from the owners. The existing accommodation is arranged over two storeys and includes on the ground floor; Entrance Hall, Sitting Room, Kitchen/Dining Room. There are two staircases leading to the first floor; Landing, three Bedrooms (two En-suite) and Family Bathroom. Two planning consents have recently been achieved, the first under Exmoor National Park planning reference 62/14/22/001, allowing change of use of outbuilding to form a study to the main farmhouse. This has been activated and there is a study/fourth bedroom off the sitting room, which is largely in place but requires finishing. A second consent under Exmoor National Park planning reference 62/14/22/002 allows alteration to domestic store, to extend the living accommodation in the farmhouse, to provide a dining room and utility room and removal of wooden utility area to the front of the house. These alterations have also been largely undertaken but currently comprise two separate rooms, with new slate roof ready to be knocked through into the original core of the house or for some other use. Therefore, to summarise, the Old Farmhouse is a largely modernised two storey period property with some finishing required to the recent conversions, with a fantastic range of buildings, suitable for a variety of uses (subject to planning permission), with a useful parcel of land in a glorious rural and tranquil setting.

The Farmhouse - In recent years the majority of the property has been refurbished and now provides, modern and contemporary living accommodation whilst retaining much of the charm and character of the original building.

GROUND FLOOR
Entered by a flag stone floor, cross passage style HALLWAY with beamed ceiling and access to spacious SITTING ROOM with strip wood flooring, beam ceiling and perpendicular beam, multi-fuel stove on brick hearth, display niches, main staircase rises to first floor (described later), connecting door to STUDY/BEDROOM 4 which is requiring finishing. In turn this room has a connecting door with the BARN/STABLE building that adjoins. KITCHEN/DINING ROOM period fireplace with bread oven and fitted wood burner. The kitchen units are in a cream theme with wood effect rolled edged work surfaces incorporating 1 ? bowl single drainer, stainless steel sink, integrated dishwasher, double oven and hob, extractor fan over, cupboard under stairs, tiled flooring. Secondary staircase rising to first floor.

FIRST FLOOR
Main landing with linen cupboard. BEDROOM 1 with vaulted beamed ceiling, built-in wardrobe. EN-SUITE SHOWER ROOM with tiled cubicle, wash hand basin and low level WC. BEDROOM 2 exposed beams, trap to loft space. EN-SUITE SHOWER ROOM with tiled corner cubicle, pedestal wash basin, low level WC, heated towel rail, tiled flooring, extractor fan. BEDROOM 3 exposed beams, window seat. FAMILY BATHROOM with wood panelled bath, pedestal hand wash basin, low level WC, tiled flooring.

OUTSIDE
To the left-hand side of the main structure is the newly converted section, comprising two rooms, both in shell form, ready to finish with stud walls. ROOM 1 has bi-fold doors and vaulted ceiling, as well as concrete floor and new roof. ROOM 2 has double glazed doors to front and rear and also has vaulted ceiling, concrete floor and new roof. Pipes are fitted ready to be connected to the sewage system.

Courtyard Buildings - Adjoining the east end of the property is a RANGE OF STONE BUILDINGS, arranged in an L-shape, with part new slate roof and part corrugated iron. This incorporates a hay barn, two loose boxes and an access passageway. This building is attached to a stone and slate barn with mezzanine floor, adjacent to this is a useful workshop building with part cobbled floor, previously used as a tack room and a small detached former 'Piggery' building now utilised as dry storage.

The Farm Buildings - The farm buildings which are situated to the east and north of the farmhouse briefly comprise the following:
- Seven cattle/forest sheds (approx. 105' x 85'.
- Open fronted implement shed (approx. 73' x 14'.
- Dutch Barn. Four bay, steel frame (60' x 24') with timber stock board walling.
- A concrete yard with a former silage clamp.
- Lambing Shed. Seven bay, steel frame and fibre cement roof (Approx. 100' x 54').

On the approach to the farmstead in the bottom of the valley is a five bay timber Pole Barn (Approx. 75' x 24'). with an adjoining Hay Store (Approx. 27' x 14'). The buildings are all in reasonable order and neatly located behind the farmstead with easy access from the buildings into the main farm lane.

The Land - 130 Acres - The land associated with the farmhouse is ring fenced and accessed of a council road which travels up to the farmyard. Predominantly west facing and rising up to an maximum altitude of around 1200 ft above sea level the bulk of the land is gently sloping dropping off steeply into sheltered coombe to the North and West of the property some of which is wooded.

All the land is down to permanent pasture and is known locally as good stock rearing country predominantly used for hill sheep and cattle farming. The land is within an HLS agreement and there may well opportunities for tree planting and other diversification uses under the developing agri-support schemes. All the land is fenced with Devon banks and or wired and there is a useful central access track running up from the farmstead servicing the higher grounds.

Services - Mains electricity. Private spring water (shared with neighbours and on neighbouring land). Private septic tank drainage (on neighbouring land). Oil fired central heating via combi boiler.

Rights Of Way - There are no Public Rights of Way crossing the land other than the council road which terminates at the farmstead.

Directions - Traveling south on the A361, at the Allercross roundabout, nearest to South Molton, take the A399 north, sign posted Brayford. Turn right into the village, cross the little bridge and bear left at the next junction signposted Lydcott. Stay on this road for around 1 ? miles and the entrance to Muxworthy Lane will be found on the right, take this council lane into the bottom of the valley, over another little bridge, passing the agricultural building on the left-hand side. Stay on this council road which runs and climbs up to the settlement of Muxworthy, where the entrance to the property will be seen on the left.

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