Ponds Cottage, Luxborough, Somerset. TA23 0SL.

Guide Price: £555,000

GENERAL REMARKS AND STIPULATION

Tenure:

The property is offered for sale freehold, by private treaty

with vacant possession on completion.

Services:

Mains water, mains electricity, private drainage,

Oil fired central heating.

Council Tax: E

Tel: 01984 634793 35 Swain Street, Watchet, Somerset, TA23 0AE Website: www.wilkie.co.uk Email: watchet@wilkie.co.uk

Ponds Cottage Luxborough | TA23 0SL

IMPORTANT NOTICE: Wilkie May & Tuckwood for themselves and for the vendors of the property, whose agents they are, give notice that: 1. the particulars are intended to give a fair and substantially correct overall description for the guidance of intending purchaser and do not constitute part of an offer or contract. Prospective purchasers and lessees ought to seek their own professional advice. 2. All descriptions, dimensions, areas, reference to condition and necessary permissions for use and occupation and other details are given in good faith, and are believed to be correct, but any intending purchasers should not rely on them as statements or representations of fact, but must satisfy themselves by inspection or otherwise as to the correctness of each of them. 3. No person in the employment of Wilkie May & Tuckwood has any authority to make or give any representations or warranty whatever in relation to this property on behalf of Wilkie May & Tuckwood, nor enter into any contract on behalf of the vendor. 4. No responsibility can be accepted for any expenses incurred by intending purchasers in inspecting properties which have been sold, let or withdrawn. Photographs taken and details prepared February 2017. MEASUREMENTS AND OTHER INFORMATION: All measurements are approximate. While we endeavour to make our sales particular accurate and reliable, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the information with you. Code of Practice for Residential Estate Agents: Effective from 1 August 2011: 8. Financial Evaluation 8a At the time that an offer has been made and is being considered by the seller, you must take reasonable steps to find out from the prospective buyer the source and availability of his funds for buying the property and pass this information to the seller. Such information will include whether the prospective buyer needs to sell a proper-ty, requires a mortgage, claims to be a cash buyer or any combination of these. Such relevant information that is available should be included in the Memorandum of Sale having regard to the provisions of the Data Protection Act.8b These reasonable steps must continue after acceptance of the offer until exchange of contracts (in Scotland, conclusion of missives) and must include regular monitoring of the prospective buyer’s progress in achieving the funds required, and reporting such progress to the seller.

ACCOMMODATION [All measurements are approximate],

Snug, Study, Dining Room, Sitting Room, Kitchen, Utility Room, Downstairs W/C,

Stairs to the first floor landing

Bedroom 2, Bedroom 3, Bedroom 4, Family Bathroom

Stairs to second floor landing

Master Bedroom, Bedroom 5, Shower Room

Car Port, Log Store & Gardens

Stairs from the first floor landing into the second floor landing with eaves storage, Dorma window. Bedroom 5; aspect to side, oak effect laminate flooring, eaves storage, airing cupboard housing modern hot water cylinder with immersion switch, wood slat shelving over. Shower Room; shower cubicle, tiled walls, thermostatic Mira mixer shower over, pedestal wash basin, low level W/C, electric heated towel rail, hatch to roof space. Master Bedroom; aspect to side, TV point. OUTSIDE: The property has the benefit of two driveways with off road parking for at least 4 vehicles together with a useful car port/drying lean to store. The cottage stands in a half an acre plot comprising well tended and planning gardens to include a 13ft x 9ft Gabriel Ash timber greenhouse. To the rear of the cottage is a vegetable plot, pond area and a court-yard area with useful log stores, implement store and oil tank store. DIRECTIONS: From Taunton proceed in a north westerly direction on the A358 towards Williton. After bypassing Bishops Lydeard and Cedar Falls Health Farm turn left onto the B3224 under the railway bridge signed Raleigh's Cross and Exford. Continue along this road to Elworthy Cross and go straight over and up the hill. Proceed past the Raleigh's Cross Inn and approximately 1 mile beyond turn right on the B3224 towards Wheddon Cross. After approximately 2 miles turn right where Luxborough is signed and turn right at the next T junction. Proceed down into the village of Luxborough and take the left hand turning signposted Dunster and proceed up the hill. Take the first turning on the left hand side onto an unmade track and the property will be seen on the left hand side. LOCATION: Luxborough is a particularly favoured village which has a thriving communi-ty, situated in the heart of the Brendon Hills and the Exmoor National Park. The surrounding area provides miles of footpaths and bridleways ideal for those with walking and riding inter-ests as it is on the Coleridge Way and there is a public footpath close to the boundary of this property. Within the village there is a parish church, village hall and well known inn, whilst the larger village of Roadwater, approximately 2 miles distant offers a shop, garage and inn. The coastal town of Minehead provides more comprehensive shopping and leisure facilities, to-gether with schools and a hospital. Taunton, the County Town, provides a comprehensive range of recreational, scholastic and shopping facilities as well as a main line railway station and M5 Motorway interchange.

A charming detached country cottage situated in the heart of the Exmoor National Park with flexible 5 bedroom

accommodation with access to stunning woodland and country walks.

DESCRIPTION: Ponds Cottage comprises a stone built former labourers cottage that dates back to the 1850’s that would have originally been two properties but later arranged as one. The cottage is not Listed and is situated in the heart of the Exmoor National Park on the edge of the sought after location of Luxborough which has a popular Public House and well utilised Village Hall. The cottage offers extensive and well maintained 5 bedroom, 3 reception ac-commodation over 3 floors together with easily maintained, terraced gardens which have been well planned by the current owners over the last 25 years of their ownership. It will be found in excellent order throughout and offers a blend of modern and original features together with the benefit of oil fired central heating and mains water supply. The accommodation in brief comprises; Stable door with bullseye glass into Snug; aspect to front, wood stained flooring, bay window, Stovax wood burning stove with back boiler inset into chimney with oak beam over and slate hearth, cupboard housing Grant oil fired boiler for central heating and hot water, exposed ceiling beams. Pine door into Study; aspect to rear, panelled walls, Stovax wood burner inset into chimney with slate hearth, cupboard with recessed shelving and alcove cupboard. Dining Room; slate tiled floor, bay window with aspect to front, Stovax wood burner inset into chimney with exposed bread oven, slate hearth, pointed stone surrounds, painted ceiling beams. Sitting Room; double aspect with views to the front and side of the cottage, window seat, Calor gas Gazco wood burner style fire inset into chimney breast, tiled hearth, exposed beams, TV point, telephone point, uPVC fully glazed double door to side garden. Kitchen; aspect to rear, slate tiled floor to match the dining room, handmade kitchen comprising shaker style cream cupboards and drawers under a formed granite effect worktop, inset large ceramic sink and drainer, mixer tap over, Russell Hobbs induction 4 ring hob, integral AEG dishwasher, AEG eye level oven, AEG microwave over, AEG integrated fridge, Miele instant coffee machine, recessed shelving with sliding roller door, central island with granite top, oil fired Aga for cooking and hot water. Door into Utility Room with slate tiled floor, wash basin, tiled splashbacks, plumbing for washing machine, space for tumble dryer, half glazed door to back yard. Downstairs W/C; slate tiled floor, W/C. Stairs from the Sitting Room to the first floor landing; with recessed storage. Bedroom 2; aspect to front, built in wardrobe, pedestal wash basin, tiled splash back, light and shaver point over. Bedroom 3; double aspect, pedestal wash basin, tiled splashback. Door into “Jack and Jill” Bathroom. Bedroom 4; aspect to front, recessed storage. Family Bathroom; with tiled floor and tiled walls, white suite comprising Jacuzzi bath with flexible shower attachment over, large wash basin with mixer tap over, walk in shower cubicle with double glass doors leading into Bedroom 3, thermostatic mixer shower over, extractor fan. Separate W/C; aspect to side, low level W/C.