3 bedroom cottage for sale

A detached three double bedroom character cottage situated on the edge of Sampford Spiney, dating back approximately 200 years. Brook Cottage is a former farm workers cottage which was extended to provide a good size kitchen and third double bedroom upstairs. The property sits in an elevated position overlooking nearby fields and countryside, with pleasant green views from most windows. Downstairs you enter to a lobby with cloakroom, store room for logs and cloaks cupboard, then through to a kitchen with double aspect windows and a separate larder, with plenty of other storage. The sitting and dining rooms have been combined to provide a spacious but cosy reception room with character features including painted beams, recess shelving and a log burner. An inner hallway leads to a study plus the downstairs bathroom which has a shower over the bath. Upstairs are three good size double bedrooms, all of which have some kind of built in storage.

Externally we believe the gardens amount to approximately a third of an acre. The main part of the garden is adjacent to the house with lawned areas and a path to the rear. The garden leads down to a brook at the bottom of the hill and also goes up past the house with an area of fruit trees and bushes. There is a very useful parking area opposite the property which has space for 4-6 cars.

Pvcu part double glazed entrance door to:

ENTRANCE HALL
Staircase to first floor, night storage heater, raised recess with double glazed window to front.

BATHROOM
White suite comprising panelled bath with mixer tap and shower attachment, low flush w.c, pedestal wash hand basin, tiling around bath and sanitary ware, electric panel heater, double glazed window to rear.

STUDY
2.49m x 2.20m (8'2 x 7'3)
Double glazed windows to side and rear, night storage heater.

SITTING/DINING ROOM
6.96m x 4.23m (22'10" x 13'11")
Spacious room with two double glazed windows to the front, two double glazed windows to side, feature fireplace with inset wood burner set on a stone hearth, painted beamed ceiling, arched beams set on stone plinths providing partial room dividers, recess book shelves and storage cupboard, night storage heater, glazed door and step down to:

KITCHEN/BREAKFAST ROOM
4.08m x 3.96m (13'5" x 13'0")
Bright and airy room with a good range of wood fronted base units and drawers under roll edge work surfaces, matching wall cupboards above tiled surrounds, inset enamel single drainer sink unit with mixer tap, plumbing for washing machine, space for tumble dryer and fridge/freezer, space for slot in electric cooker with cooker hood over, double glazed window to front and side, double airing cupboard with hot water cylinder and shelving, further storage cupboard, walk in larder with shelving and double glazed window to side, part glazed door to:

REAR LOBBY
Cloaks cupboard, log store/storage cupboard with double glazed window to rear, part double glazed Pvcu door to rear, sliding door to:

CLOAKROOM
Low flush w.c, wash hand basin with cupboard under, double glazed window to rear, electric panel heater.

FIRST FLOOR LANDING

MASTER BEDROOM
4.06m x 3.89m (13'4" x 12'9")
Double aspect room with part sloping ceiling, double glazed window to side and front, built in wardrobe, night storage heater, eaves storage cupboard.

BEDROOM THREE
4.79m x 3.30m (15'9" x 10'10")
Double aspect room with double glazed window to side and front, built in wardrobe with louvre doors, night storage heater.

BEDROOM TWO
3.64m x 3.36m (11'11" x 11'0")
Dual aspect room with double glazed window to front and side, night storage heater, fitted wardrobes with louvre doors, wash hand basin, door to eaves storage.

EXTERNAL
The property has gardens to both sides with the upper side being raised, used as a wild garden attracting wildlife. A pathway to the front with natural hedge provides access to the larger lower side garden with lawn, established beds which leads to a further area of garden again left wild. Borders and shrubs, cargester unit. A path continues around the rear of the property with steps up to small paved area. The rear backs onto open fields.

Across the lane is a further area with parking for 3/4 cars and a further area of garden beyond.

SERVICES
Mains electric, water and private drainage.

AGENTS NOTE

The property has an unregistered title and this will need to be done with the solicitors upon completion.

OUTGOINGS
We understand the property is in band 'D' for council tax purposes by internet enquiry with West Devon Borough Council.

VIEWING
By appointment with Kirby Estate Agents on[use Contact Agent Button].

MOBILE AND BROADBAND COVERAGE
To check broadband and mobile phone coverage please visit Ofcom here:
ofcom.org.uk/phones-telecoms-and-internet/advice-for-consumers/advice/ofcom-checker

FLOOR PLAN DISCLAIMER
These plans are set out as a guideline only and should not be relied upon as a representation of fact. They are intended for information purposes only and are not to scale.

TENURE
Freehold.

PLEASE NOTE
We may refer buyers and sellers through our panel of Conveyancers. It is your decision whether you choose to use their services. Should you decide to use their services you should know that we would receive a referral fee of £150 from them for recommending you. As we provide them with a regular supply of work you benefit from a competitive price.

We also refer buyers and sellers to our Financial Advisers. It is your decision whether you choose to use their services. Should you decide to use any of their services you should be aware that we would receive a average referral fee of £200 from them for recommending you.

You are not under any obligation to use the services of any of the recommended providers, though should you accept our recommendation the provider is expected to pay us the corresponding referral fee.

Prior to a sale being agreed and solicitors instructed, prospective purchasers will be required to produce identification documents to comply with Money Laundering regulations.

MONEY LAUNDERING
Before any sale is formally agreed, we have a legal obligation under the Money Laundering regulations and Terrorist Financing Act 2017 to obtain proof of your identity and of your address, take copies and retain on file for five years and will only be used for this purpose.

We carry out this through a secure platform to protect your data. Each purchaser will be required to pay £20 upon an offer verbally being agreed to carry out these checks prior to the property being advertised as sale agreed.