4 bedroom detached house for sale

RUBBERY FARMHOUSE, EAST LYDFORD, SOMERTON TA11 7HE

A charming former farmhouse, set within a quiet countryside position between Somerton and Castle Cary.

Rubbery Farm is full of potential with planning permission to extend and there are further opportunities to reap the benefits of the surrounding grounds which total approximately 1.69 acres.

The accommodation includes an entrance hall, sitting room, kitchen dining room, utility, ground floor bedroom/living room, four first-floor double bedrooms and two bath/shower rooms.

Outside there are walled gardens, expansive grounds, a grass tennis court, a studio, and paddocks. There is opportunity to create further parking, too. No onward-chain.

Accommodation

Rubbery Farm is thought to date back to c.1688 and takes its name from ‘Rowborough’ — a medieval common pasture field. It was once the main farmhouse of a successful family farm, and more recently, the property has been a well-loved family home, owned by the current owners since 2006. The property has recently been fully repointed, re-roofed with new insulation, gutters and fascia boards, and new handmade windows and doors throughout, which were fitted bespoke by Bridgewater Joinery. The owners have also taken it upon themselves to draw up various plans, predominantly for a substantial rear extension to make the house up to 5 bedrooms and 3 bathrooms, for which permission has been granted. Internal reconfigurations can be completed to complement these plans, too. In addition to this, there is a new oil-fired central heating boiler, plumbing, hot water cylinder and water treatment plant, so the infrastructure of this house has almost completely been upgraded. This is a unique opportunity to make your mark on an unlisted period farmhouse.

The house sits centrally within its grounds, built using local Blue Lias stone, with handsome elevations, adorned by wisteria under a slate tiled roof.

A flagstone pathway leads through the garden, up to the front door, which enters the welcoming entrance hall, which connects the main living rooms of the house. To the left-hand side, there is an elegant sitting room with French doors to the courtyard at one end and a cosy seating area at the other, enjoying dual aspect windows with shutters, and a fireplace with an inset wood-burning stove. Oak floorboards span the room.

On the right-hand side of the hall, there is the kitchen and dining room, adjoining one another in an open plan style. The dining room has a wood-burning stove and dual aspect windows with shutters and window seats beneath. The dining room has a slate tiled floor which continues through to the kitchen, where there are bespoke oak units with an inset Belfast sink, plus room for a full height fridge freezer. Off the back of the kitchen, there is a utility room with a back door leading out to the garden. Internal doors lead from the utility room into the boiler room and a second living room, which has also been used as a ground-floor bedroom. Off the utility room, there is a new downstairs loo which houses the new Hot water Cylinder with the new Grant Oil central heating system located outside, freeing up space inside.

Upstairs, there are four comfortable double bedrooms, three of which have built-in wardrobes. The master bedroom has an en-suite bathroom with a claw-foot bath, basin and w/c. The further three rooms have access to the modern fitted shower room, which has a walk-in shower, basin, w/c, and heated towel rail.

Outside

Surrounding the house, there are mature, partially walled gardens which are oriented to enjoy the sun throughout the entire day. There are lawned areas, deep borders, raised beds, well-established trees and shrubbery and a beautifully maintained grass tennis court behind the house. Immediately outside the sitting room, there is a sheltered courtyard which would be ideal for al-fresco dining.

Within the main garden, there is a large studio with a vaulted ceiling and French doors. The studio makes an ideal work-from-home space with fully fitted electricity and fibre optic broadband connected. The building is fully insulated and is ideal for a multitude of other uses, too.

Beyond the tennis court, there is a re-wilded meadow area with meandering pathways mown into the long grass and several recently planted silver birch trees interspersed within. Beyond are level-lying paddocks. The meadow and paddocks are bounded by post and rail fencing.

There is parking beyond the garden wall, which is shared with the adjoining property, but due to the ample space available within the grounds, a parking area could very easily be added within the front or side gardens. A garage could be added too, subject to any necessary permissions.

About the area

Rubbery Farm is nestled in lovely farmland and countryside on the outskirts of the village of East Lydford. East Lydford is a small Somerset village in beautiful countryside between the towns of Wells, Somerton, Glastonbury and Castle Cary. The villages of East and West Lydford are centred on the old Parish Churches and bridges over the River Brue and have a very active community with a good number of societies and organisations.

The house is ideally situated within the countryside with many footpaths and bridleways easily accessible from the property, ideal for dog walks and equestrian pursuits. Also within a few minutes is a small local Budgens supermarket which also provides newspapers, off licence etc. There are many good pubs and restaurants in the area, the closest being the Cross Keys pub in Lydford and also the award winning Red Lion Inn which is also within walking distance, situated in the ever popular village of Babcary. Another great benefit of the location is access to Glastonbury ‘local’ resales which increases the chances of obtaining tickets immensely.

There are many great landmarks in the area, one of which being“The Newt in Somerset” just outside Castle Cary. It is home to beautiful countryside walks set in the grounds of a Georgian country estate. Within the estate there are a Hotel & Spa, Farm shop, restaurants and house & garden shop. Rubbery Farmhouse is located within just a short drive of the estate and as a result, the occupiers benefit from membership at a greatly reduced fee. Another great draw to the area is the town of Bruton which dates back to Roman times and today is a charming small town with various shops and amenities, including then‘Hauser & Wirth’ Art & Exhibition Gallery, the ever popular dining experiences of the michelin starred “The Osip” and ’At The Chapel’.

The major towns of the area being Bristol, Bath, Taunton and Yeovil are all within commuting distance and Castle Cary station just a 5 minute drive away has a mainline railway to London Paddington. The A37 and A303 also provide superb road links to Bristol, Bath and the south-west.

There are good state and independent schools close by including Keinton Mandeville C of E primary, Strode College, Millfield, Hazelgrove, Sherborne, Wells Cathedral, the Bruton schools, and Downside.

Services

Mains water and electricity. Private and newly installed water treatment plant. Oil fired central heating. Fibre Optic Broadband <500mbps.

Tenure: Freehold.

Energy Performance Rating: E

Council Tax Band: F

Important Notes

Please see all the notes below – particularly the section referring to identity and AML requirements

Identity verification & Anti Money Laundering (AML) Requirements

As Estate Agents, we are required by law to undertake Anti Money Laundering (AML) Regulation checks on any purchaser who has an offer accepted on a property.

We are required to use a specialist third-party service to verify the purchaser(s) identity.

The cost of these checks is £60 (inc. VAT) per person. This is payable at the point an offer is accepted and our purchaser information forms are completed, before issuing the Memorandum of Sales to both sellers and buyers and their respective conveyancing solicitors. This is a legal requirement, and the charge is non-refundable.

Property Details

Roderick Thomas, their clients and any joint agents state that these details are for general guidance only and accuracy cannot be guaranteed. They do not constitute any part of any contract. All measurements are approximate and floor plans are to give a general indication only and are not accurate drawings. No guarantees are given with regard to planning permission or fitness for purpose. No apparatus, equipment, fixture or fitting has been tested. Items shown in photographs are not necessarily included. Buyers must rely on information passed between the solicitors with regard to items included in the sale. Purchasers must satisfy themselves on all matters by inspection or otherwise.

Viewings

Interested parties are advised to check availability and the current situation before travelling to view any property.

All viewings are by appointment with the Agents.

Roderick Thomas, 2 High Street, Castle Cary, BA7 7AW

P.S.

A few extra comments

Mortgages – we can help.

Bridging loans – We can help.

Moving house is complicated and stressful when a sale and purchase needs to be tied together in terms of finance and timing.

Sometimes, we can negotiate an agreement that suits both sellers and buyers.

Sometimes, a bridging loan can solve problems and remove stress.

Call us for information on any of these points.