29 miles from Exeter
Easy access to the A361 North Devon link road
Main house 4,952 sq ft with 5/6 bedrooms
Courtyard with 5 cottages
Two home offices
Parking for a number of vehicles
Covered swimming pool
About 26.9 ACRES
THE MAIN HOUSE
West Ford is a pretty Grade II listed country house with the lovely symmetrical facade, thought to be built in the late 1700s. The house has many period features including large sash windows providing natural light, cornicing and decorative fireplaces. Overlooking its lovely gardens and grounds with fine views, the layout offers flexible and spacious accommodation of nearly 5,000 sq. ft. One of the unique selling points of West Ford is the extensive ancillary accommodation and income-generation it offers. On the ground floor there are three principal reception rooms leading off from the spacious entrance hall, which lies at the heart of the house. The drawing room and dining room flank the entrance hall, both are dual aspect with lovely views over the grounds in front of the house.
Beyond lies the inner hall which makes a good play area and also the family room, with a large wood burner and French windows on to a south facing yard to the side of the house.
The kitchen/breakfast room is to the rear of the house and is well equipped with oak worktops, an electric AGA, electric hob, Bosch dishwasher, Bosch oven/microwave and a central kitchen island. There are two utility rooms, a boot room with WC and a further guest cloakroom. The large cellars are accessed from the inner hall.
There are two flights of stairs to the first floor, one from the main entrance hall and one from an inner hall, providing a flexible layout. Upstairs, there are five principle bedrooms and three bathrooms. The master bedroom benefits from far reaching views and has an en-suite bathroom with a cast iron bath. There are four further bedrooms, plus a smaller sixth bedroom which could be used as a study or dressing room as well as two family bathroom and a separate cloakroom.
Located to the southwest of the main house and with a separate access, a traditional range of outbuildings has been converted to create five cottages surrounding a central courtyard and provides a substantial source of income, currently let out on assured shorthold tenancy (AST) agreements. They are all in good order, each with a new kitchen and wood burner, and having lovely views of the surrounding landscape and attractive features including exposed beams. Subject to planning there is potential to convert further outbuildings if a buyer wanted to enhance the income generating potential of the property.
The outbuildings are not included within the curtilage of the Grade II listing, and comprise: a large barn with ten stables, two double carports, log store, two adjoining offices, games room, laundry room, workshop, store, agricultural barn.
GARDENS & GROUNDS
The property is approached via an entrance gate over a gravelled driveway which leads to the front of the house and provides parking space for a number of vehicles. The house benefits from attractive, well landscaped lawned gardens to the south and east of the house with beautiful views. The garden to the south of the house has a large, gently sloping lawn that leads down to a pretty stream that crosses the land and leads to two ponds that feed a larger carp pond in one of the fields.
Within the grounds there is also a productive vegetable garden, greenhouse and a covered swimming pool. To the side of the house is a central paved courtyard, with raised edgings, raised flowerbeds and a central fishpond. From here, a gate leads to a further attractive courtyard that gives access to the cottages. Beyond the gardens there are four principal fields down to grass and grazed on an annual licence by a local farmer.
METHOD OF SALE
The freehold of West Ford is available for sale by private treaty, with vacant possession on the main house and subject to the AST agreements on the cottages. There is an annual grazing licence on a number of fields.
BASIC PAYMENT SCHEME
The farmland is registered and entitlements are claimed under the basic payment scheme. The payment for the current year will be retained by the vendors. The vendors will use reasonable endeavours to transfer sufficient entitlements to the purchaser.
Is accommodation included?:
West Ford is situated in a private and secluded position with the beautiful mid-Devon countryside with no public rights of access across the land. Tiverton, approximately 14 miles away, has a comprehensive range of shopping facilities including a Marks & Spencer, a hospital, leisure centre and 18-hole golf course. Access to good schools for all ages is excellent, including the highly regarded Blundell’s School in Tiverton and several good schools in Taunton, Wellington and Exeter.