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DIRECTIONS
From Farway village proceed in a south easterly direction for approximately a quarter of a mile until you arrive onto Woodbridge Lane, in the hamlet of Woodbridge. Following this, proceed in a north easterly direction for approximately 100 metres, passing Horshayne Road, whereby you will find Woodbridge Farmhouse on your right hand side. Grid reference SY What3Words stag.roadshow.upholding

SITUATION
Woodbridge Farmhouse is situated approximately 4 miles south of the nearest town of Honiton within East Devon s Area of Outstanding Natural Beauty. The nearby city of Exeter is situated approximately 20 miles to the west while the A30 dual carriageway expressway, connecting to the M5 motorway and national road network, is located approximately 5 miles to the north.

DESCRIPTION
Woodbridge Farmhouse & Land comprises of a three bedroom thatched detached Grade II* listed farmhouse listing number 1163559 believed to date back to the mid 16th century, situated in approximately 0.8 acres and occupying a beautiful rural location with a further 8.16 acres of pasture land nearby, available as a whole or in two lots Dealing with each lot in turn and by reference to the site plan

LOT 1 WOODBRIDGE FARMHOUSE Outlined in red on the site plan
Woodbridge Farmhouse occupies a south facing position and benefits from a wealth of period features such as exposed wooden beams, a bath stone fireplace, window seats and a turret staircase. In addition, Woodbridge Farmhouse has been recently re thatched and there have been a number of significant improvements made to the ground floor accommodation including a bespoke kitchen installed in 2017, although other other areas of the property would still benefit from modernisation. By way of a summary, the property currently offers the following accommodation

GROUND FLOOR
Office, Kitchen, Utility Room, Hallway, Lounge, Dining Room, Hallway

FIRST FLOOR
Bedroom, Airing Cupboard, Landing, Family Bathroom, Bedroom, Bedroom

OUTSIDE
Woodbridge Farmhouse benefits from an adjoining thatched outbuilding which offers significant hope value for conversion to residential use. While to the rear of the property is a large garden and parking area. In addition there are also a number of useful outbuildings of which can be summarised as follows The Stables Extends in all to approximately 82 square metres 882 square feet and is a fully enclosed timber constructed building under a corrugated roof. The Old Store Extends in all to approximately 28 square metres 301 square feet and is of a brick construction under a monopitch corrugated roof. General Purpose Building Extends in all to approximately 54 square metres 581 square feet and is constructed of a steel frame under a corrugated roof.

SERVICES
Mains electricity, private spring water supply, private septic tank drainage and oil fired central heating.

LOT 2 AGRICULTURAL LAND Outlined in blue on the site plan

Additionally, there is a further approximate block of 8.16 acres 3.30 hectares of agricultural land available for sale as a separate lot. The land is situated a stone s throw from Woodbridge Farmhouse and is currently all down to permanent pasture bound by mature Devon bank hedges.

The land is predominantly of a gentle east facing gradient and benefits from a private spring water supply which also serves Woodbridge Farmhouse, however if sold in the separate lots this will be disconnected. There is also a natural stream water supply which serves the land.

ENVIRONMENTAL SCHEMES
The land is not subject to any Environmental Stewardship or Countryside Stewardship Scheme agreements.

TENURE
The property is being offered for sale on a freehold basis with vacant possession being available on legal completion.

PUBLIC RIGHTS OF WAY
There are no public rights of way over the property as far as known.

METHOD OF SALE
Woodbridge Farmhouse is offered for sale by Private Treaty.

GUIDE PRICES
Lot 1 Woodbridge Farmhouse outlined in red on the site plan £625,000
Lot 2 Agricultural Land outlined in blue on the site plan £75,000
The Whole £700,000

LOCAL AUTHORITY
East Devon District Council, Blackdown House, Border Road, Heathpark Industrial Estate, Honiton EX14 1EJ Tel

VIEWING
Strictly by appointment with the Sole Agents, Luscombe Maye of 6 Fore Street, South Brent, TQ10 9BQ. Telephone for details.