A real lifestyle opportunity in the heart of unspoilt Devon countryside. Pretty and beautifully presented three bedroom cottage. Small range of outbuildings including a stone and cob shippon with potential (subject to planning) and a modern 45’ x 40’ barn. Sitting in some 67 acres of adjoining pasture land and woodland. *No onward chain*. EPC D.

Location
Situated in rolling Devonshire countryside, the property is a five minute drive from the ancient market town of Holsworthy which offers a comprehensive range of facilities, including a Waitrose supermarket, agricultural and feed merchants, veterinary practices and weekly livestock and pannier markets. The coastal resort of Bude lies some 14 miles to the west and again has an excellent variety of shops, places to eat, things to do and see. There are also two sandy surfing beaches and many walks on the stunning north Cornish cliffs. The A30 main trunk road can be accessed at Launceston some 13 miles away and this links to the M5 motorway and beyond.

The Property
The cottage has been tastefully modernised although retains many of the original features such as flagstone flooring, an inglenook fireplace and ceiling beams. Boasting double glazing throughout, oil fired central heating, a wood burning stove and a fast ‘airband’ broadband connection. The property also has a mains fire alarm and cardon monoxide detector. The accommodation comprises;

Front entrance PORCH | Tiled floor and original half glazed door.

SITTING ROOM | Flagstone floor, inglenook fireplace with wood burner, built in cupboard and shelving to one side. Stairs rise to first floor and two bedrooms.

STUDY/SNUG | Flagstone floor. Under stairs recess with shelving.

REAR HALL | Slate tiled effect flooring, stairs to first floor. Second staircase to first floor.

BATHROOM | Panelled bath with shower over, towel rail, WC and wash hand basin. Tiled surrounds.

UTILITY ROOM | Plumbing for washing machine, shelving, coat hanging area and door to outside.

BOILER ROOM | Site of oil fired boiler and shotgun cabinet.

KITCHEN/DINING ROOM and GARDEN ROOM | This open plan room is loosely divided into three areas with the KITCHEN fitted with a range of white shaker style units with work tops over incorporating a
stainless steel sink and drainer, integral fridge/freezer and space for dishwasher.

Free standing ‘Rangemaster’ cooker (LPG), under stairs pantry cupboard. The DINING AREA blends into and garden/sitting room and this area has lovely views over the gardens and surrounding land. It has patio doors to the front and a pedestrian door to the side.

A staircase from the rear hall leads to a small landing with airing cupboard and

BEDROOM 2 | Velux window, French doors to balcony, built in wardrobe, door to
EN-SUITE shower room with power shower, towel rail Velux window, WC and wash basin.

BEDROOM 3

BEDROOM 1 | Built in wardrobes, double aspect with views, door to
EN-SUITE with WC and wash hand basin.

The Gardens & Grounds
A path and hand gate lead from the parish road to the front porch and gardens which surround the property. They are mainly level lawns with attractive shrub and flower bed borders.

An orchard and vegetable garden can be found to the rear of the garage and there are two greenhouses with a raised asparagus bed to the rear of the cottage.

Outside
The property's approached from a parish road onto a gravelled drive which leads in turn to a useful parking and turning area and a

DOUBLE GARAGE - 19'8" x 19'8" (6m x 6m)
Concrete block walling under a slate roof. Power and light connected.

FORMER SHIPPON - 31'7" x 15' (9.63m x 4.57m)
Stone, cob and block elevations under a slate roof. Light and power connected. Utilised as a work shop, but may have some development potential subject to planning. Adjoining lean-to

DAIRY - 9'6" x 7' (2.9m x 2.13m)
Concrete block under a slate roof.

POLE BARN - 47' x 36'6" (14.33m x 11.13m)
Steel and timber frame and clad with corrugated galvanised iron sheeting (CGI). Light and power connected.
Adjoining

STORE SHED - 24' x 13'6" (7.32m x 4.11m)
Timber frame, CGI clad

General purpose modern BARN - 45' x 40' (13.72m x 12.2m)
Steel frame, profile sheet cladding. Hard core floor, shelving, light, power and water connected. Located here is a static mobile home which is used for storage.

DUNG STORE/MACHINERY PAD
Dwarf concrete walling and concrete floor.

The buildings and land may also be accessed from a separate hardcore track to the south east of the property which leads from the parish road.

The Land
Badges extends as a whole to some 67.15 acres (27.17 ha) and the land can be found to the east of the cottage and buildings.

It may be accessed from the farm buildings or an independent entrance lane to the south east of the property. Comprising mainly level/very gently sloping pasture land. It is divided in to large enclosures which have natural hedge bank boundaries. A stream dissects the land in two and has a number of mature trees on its banks. There is also a pocket of some 5 acres of native broadleaf woodland in the most northern corner of the farm.

This picturesque run of land could either be used for traditional farming enterprises or would make a super conservation/rewilding project, or even a carbon off-setting scheme.

Other Information
Tenure: Freehold with vacant possession on completion.

Services: Mains water and electricity. LPG for cooker. Private drainage.

Local Authority Torridge District Council, Bideford.

Council Tax: Band C.

Energy Performance Certificate: Energy Rating D (65).

Basic Payment Scheme (BPS): The land is registered on the Rural Land Register, but NO BPS entitlements are included in the sale. The Seller shall retain the 2023 payment, having made the claim this calendar year.
There shall be no apportionment of moneys paid for the 2023 scheme year.

Stewardship Scheme: Both lots are subject to a Mid Tier Countryside Stewardship Scheme, which terminates on 31st December 2027. The Purchaser will be obliged to take over the agreement and continue the obligations of the scheme until its termination. Details of this Stewardship agreement are available from the Agent’s office. The Purchaser (and not Kivells as selling agents; unless specifically instructed in writing to do so) will be responsible for dealing with the transfer of the Stewardship agreement (or subsequent proportion of it) within any necessary time frame and will bear any necessary costs. Capital works are available under the agreement (£24,696 FG2 fencing) until 31st December 2024.

Directions
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From Holsworthy town centre proceed out of the town on the A388 heading towards Launceston. After approximately ½ mile and at the top of Wimble Hill, turn left sign posted Hollacombe. Follow this road for about 1 mile and take the right hand turning at Staddon Cross. Follow this road for a further mile and the entrance to Badges will be found on the left hand side.

Contact Us
Kivells Farms & Land Agency, Holsworthy
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Important
We would like to inform prospective purchasers that these sales particulars have been prepared as a general guide only. A detailed survey has not been carried out.