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" A very deceptive and extremely charming semi-detached character family home offering very individual split level accommodation which must be viewed to fully appreciate and with gardens totalling approximately a third of an acre, the property being situated within an area of outstanding natural beauty .

This is an excellent opportunity for those persons seeking an individual character home with gardens of approximately a third of an acre. In order to fully appreciate the property a full viewing is essential as there are few properties of this nature currently available especially with such very good sized gardens. The accommodation benefits uPVC double glazing and oil fired radiator central heating to the very flexible accommodation which is extremely deceptive and has a very unusual multi split level design. There is an entrance porch leading to a very comfortable sitting room with part slate and part reclaimed solid maple flooring, display alcoves and woodburner. From here there is access to a central study area where there are steps down to the very useful utility room and integral garage. From the study area there are steps up to the rear of the property where there is a superb open plan kitchen/living/dining area with part vaulted ceiling and French doors to the rear patio. From the kitchen area there is also a very useful boot room with ground floor cloakroom. To the first floor there are three bedrooms, a very well fitted four piece Victorian style bathroom with roll top and claw and ball style bath and high level W.C. There is good storage to the landing whilst there is access to the second floor where there is an attic room. However, a particular feature to the property are the very good sized gardens to the rear. These comprise patio with steps up to a good sized decking area with shed and further steps to a level and private lawned garden, pergola and vine, large greenhouse and a kitchen garden with soft fruit area. Beyond this there is a chicken run with a chicken house and further sloping gardens for cultivation ideal for children to explore and lovely sitting areas where one could unwind, read a book and take in the lovely views down through the valley. The property has very easy access to the lovely North Devon countryside and the rugged North Devon coastline. Only a few minutes drive from Lee Bay there is also access to the excellent sandy beach at Woolacombe. There are amenities available in the town of Ilfracombe and there is also a Tesco out of town store and the award winning Landmark Theatre. This would, therefore, make for an excellent family home and we thoroughly recommend a full internal inspection at the earliest opportunity to avoid disappointment. Full details of the accommodation with approximate room sizes given are as follows: UPVC double glazed entrance door leading to ENTRANCE PORCH with uPVC double glazed window, dado panelling, slate floor Velux window and part glazed door to sitting room. SITTING ROOM 14'4 x 13'7 (4.37m x 4.14m) With part slate and part reclaimed solid maple wood floor, fireplace with inset woodburner, wood surround and mantel, recesses either side with wall lights, double radiator and stairs to first floor. Understairs storage cupboard. Beamed feature to ceiling, ceiling downlights, TV point and arch to study area. STUDY AREA With reclaimed solid maple wood floor, dado rail, beamed feature to ceiling with downlights, steps up to kitchen/living/dining area. Door with steps down to utility room KITCHEN/LIVING/DINING ROOM 21'7 narrowing to 11'2 x 20'10 (6.58m narrowing to An irregular shaped open plan family room.

KITCHEN AREA
with single drainer 1? bowl sink unit with hot and cold mixer taps, cupboards below, tiled work surfaces with cupboards and integral dishwasher below. Wall cupboards over. Further tiled work surfaces with drawers and cupboards below and wall cupboards over. Range with extractor fan and hood over. uPVC double glazed window. Door to Boot Room.

LIVING ROOM
with slate floor with double radiator, TV point, beamed feature to ceiling, steps down to study area.

DINING AREA
A lovely pitched roof extension with uPVC French doors set in full height glazed gable end giving view to the garden and decking areas and opening to rear patio. Victorian style radiator, slate floor, 2 wall light points. UTILITY ROOM 7'7 x 7' (2.31m x 2.13m) With low level W.C. Plumbing for washing machine, radiator, Butler's sink with hot and cold taps, Door to integral GARAGE 15' x 8'5 with double timber doors to outside and light connected. BOOT ROOM 9'4 x 6'3 max. (2.84m x 1.91m max.) With tiled floor, uPVC double glazed window, door to outside, shelving, radiator and oil fired boiler feeding domestic hot water and central heating systems. CLOAKROOM With low level W.C. Wash hand basin with hot and cold taps, tiled splashback, tiled floor, uPVC double glazed window. FIRST FLOOR Landing being split level with two Velux windows, beamed ceiling, high level storage area, further walk in store and shelved cupboard. Door concealing stairs to ATTIC ROOM 10' x 8'8' (3.05m x 2.64m) Comprising open stair and landing leading to pitched roofed attic room with reduced headroom at the eaves, Velux window. BEDROOM 1 13'7 x 8'1 (4.14m x 2.46m) With 2 uPVC double glazed windows, beamed ceiling, ceiling downlights, double radiator and dado rail. BEDROOM 2 12' narrowing to 10'8 x 10' (3.66m narrowing to 3. With uPVC double glazed window, beamed ceiling, double radiator, dado rail, TV point. BEDROOM 4 9'4 x 8' (2.84m x 2.44m) With uPVC double glazed window, double radiator, dado rail and display recesses. BATHROOM With Victorian style 4 piece suite comprising roll top and claw and ball style bath with hot and cold mixer taps and shower attachment, corner shower unit with shower jets, pedestal wash hand basin with hot and cold taps, light and shaver point over, high level WC, Victorian style radiator, dado panelled walls, beams to ceiling and uPVC double glazed window. OUTSIDE To the side of the property there are steps leading to the south facing garden. Immediately to the rear of the property there is a patio garden with steps leading up to a good sized decking area. There is an oil tank and brick built SHED 11'9 x 7'10 with slate roof and light connected. This is currently used as a surfboard store and shaping room. Garden tap and further lawned level garden offering a good degree of privacy with pergola, vine, good sized GREENHOUSE to the front of which there is a good sized level kitchen garden with soft fruit area. Adjacent to the greenhouse is another timber SHED (6' x 4'). Beyond the lawned garden there are steps leading to a further large garden being generally natural with Birch trees, Firs, Apple trees. There is a good sized Chicken Run within which there is an ornamental pond and duck pond, the current owner keeps a range of chickens and ducks. SHED. Within the garden area there are level sitting areas ideal to unwind and take in the delightful views down through the valley. The very top of the garden, a level plateau, would be ideally suited to a summer house or home office (subject to the necessary consents). SERVICES Mains water, electric, private septic tank drainage. Oil central heating. COUNCIL TAX Band - C VIEWING By appointment through Phillips Smith & Dunn Braunton office 01271 814114. Out of office hours telephone Charles Tippet on 01271 323635 or mobile 07977 268053. NOTE Phillips Smith & Dunn have not tested any apparatus, equipment, fitting or services and so cannot verify that they are in working order. The Buyer is advised to obtain verification from their Solicitor or Surveyor. You may download, store and use the material for your own personal use and research. You may not republish, retransmit, redistribute or otherwise make the material available to any party or make the same available on any website, online service or bulletin board of your own or of any other party or make the same available in hard copy or in any other media without the website owner's express prior written consent. The website owner's copyright must remain on all reproductions of material taken from this website. "