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Old West Living Farm, WestleighBideford, EX39 4NL

A former farmhouse situated in this highly sought after villagelocation in need of complete renovation.

Instow/Beach 1.4 miles, Bideford 2.5 miles, Barnstaple 9 miles

• Detached Farmhouse • Popular Village Location • Countryside & EstuaryViews • Renovation Required • Enormous • Annexe Potential • Auction 10thJune 2015 •

For auction £325,000 to £350,000

01237 425030 | bideford@stags.co.uk

Old West Living Farm, Westleigh, Bideford, EX39 4NL

SITUATION & AMENITIESThe property is situated on on the outskirts on the highly popular coastal village ofWestleigh. The village itself has a renowned village pub, church and village hall. Thevillage is surrounded by countryside and within easy reach (1.4 miles) from the sandybeach at Instow and all of the amenities that this highly popular village has to offer.These include a hotel, local shop, delicatessan, galleries, various public houses,restaurants, primary school, church, sailing club and access to the Tarka Trail whichaffords excellent walks with superb cycle rides. The port and market town of Bidefordsits on the banks of the River Torridge approximately 2.5 miles away and offers anexcellent range of amenities including banks, butchers, bakeries, various shops, pubsand restaurants, places of worship, schooling for ages (public and private) and threesupermarkets. The regional centre of Barnstaple is approximately 9 miles away andoffers all the area's main business, shopping and commercial venues. There are goodtransport opportunities via the A361 which connects to the motorway network viaJunction 27 of the M5 or via rail and the Tarka Line.

DESCRIPTIONAn opportunity to acquire this substantial period former farmhouse situated in thishighly sought after village location of Westleigh set in generous gardens that amountto 0.48 acres. The property has been in the same family for some 47 years and offersthe perspective purchaser a blank canvas to create a unique property as its in need ofrefurbishment and updating. At present, the accommodation on offer is spaciousand adaptable with five Bedrooms and attached self-contained one Bedroom Suite tothe southern side of the property. To the northern side of the property, is attachedstone and cob barn which could also be adapted into ancillary accommodation orholiday unit subject to planning permission. As properties of this nature very rarelybecome available, we are offering this home for sale through Public Auction. Theauction date is 10th June 2015. The accommodation, with approximate dimensions,is more clearly identified on the accompanying floorplan, but comprises;

ENTRANCEVia wooden door to:

ENTRANCE PORCHWindow to side, door to:

HALLWAYWindow to front, exposed beams, under stairs storage cupboard, single panelledradiator. Doors to:

LIVING ROOMWindows to side and rear, open inglenook fireplace with wooden mantle and breadoven, flagstone flooring, patio door to Garden, two radiators.

DINING ROOMWindows to side and rear, stone open fireplace, built in storage cupboard, woodpanelled wall, double panelled radiator.

RECEPTION ROOM/ BATHROOMThis room is currently set up as a Bath and Shower Room, windows to sides, doublepanelled radiator, panelled bath, WC, pedestal hand basin, shower cubicle, bottle gasfireplace with wooden mantel. Doors to:

REAR LOBBYLeads to Outside. Stairs rising to First Floor (described later).

KITCHENWindow to front, stainless steel sink, double drainer, range of wall and floor units,double panelled radiator. Door to:

UTILITY ROOMWindow to front, floor mounted oil fired boiler providing domestic hot water andheating for the property. Door to:

HALLWAYDoor that leads to the front of the property.

OFFICE/ STUDYWindow to side with estuary view, exposed ceiling beams, exposed stone wall.

BATHROOMWindow to rear, double panelled radiator, pedestal wash hand basin, bath and lowlevel WC.

UPSTAIRS LANDINGWindows to front, exposed beams, doors to:

BEDROOM 1Windows to side and rear, exposed beams, double panelled radiator.

BEDROOM 2Window to side with estuary views, double panelled radiator, built in cupboards.

Old West Living Farm, Westleigh, Bideford, EX39 4NL

BEDROOM 3Window to front, double panelled radiator. Door to:

BATHROOMExposed beams, window to rear, double panelled radiator, three piece coloured suitecomprising of low level WC, pedestal hand basin, panelled bath.

BEDROOM 4Window to side, sink, stone open fireplace. Door to:

BEDROOM 5Window to rear, door to front with steps which lead down to the front courtyard.Doors to:

BEDROOM 6With distant estuary views, walk-in wardrobe, door to:

BATHROOMWindow to side, low level WC, pedestal wash hand basin, panelled bath, tiled splashbacks.

OUTSIDEThe property is approached by a wooden five bar gate that leads into an internalcourtyard allowing off-street parking for up to four vehicles. To the southern side ofthe property is a workshop with windows to the rear and steps that lead up toBedroom 5/ Kitchen Area. To the northern side of the property is an attached

STONE AND COB BARNWhich formerly connected into the Study/ Office area. The barn has wooden doubledoors and is two storeys in height.

GARDENThe gardens wrap around the rear and side of the property which enjoy estuary andcountryside views. The gardens are mainly laid to lawn with hedgerow boarders witha pleura of mature trees and shrubs. Greenhouse, stone outbuildings, shed andwood store, oil tank. Access to the property is via an initial shared driveway.

DIRECTIONSFrom Bideford Quay with the River Torridge on your left, turn left over the OldBideford Bridge. At the next mini roundabout, turn left and proceed out of Bidefordpassing under the new Bideford Bridge. At the roundabout, bear left signposted

towards Instow. Continue along this road and take the right hand turning after thebus stop signposted towards Westleigh. Proceed up the hill and when you see theWestleigh village sign turn immediately right and the entrance to the property will befound immediately on the left hand side.

METHOD OF SALEThe property is for sale by public auction( unless previously sold) on Wednesday 10thJune 2015 at 3pm at The Royal Hotel, Bideford. An auction pack will be availablefrom the solicitors or auctioneers.

SOLICITORSToller Beattie Solicitors, Devonshire House, Riverside Road, Pottington Business Park,Barnstaple, Devon. EX31 1QN. Paul Tollett 01271 34100. Email -paul.tollett@tollerbeattie.co.ukNB - a 10% cross paye deposit cheque is required in the auction room and must bepayable to 'Toller Beatie Solicitors'.

DEFINITION OF GUIDE AND RESERVE PRICEGuide Price (S) is an indication of the sellers' expectation.Reserve Price (S) is a figure below which the auctioneer cannot sell the lot at auction.We expect the reserve will be set within the guide range.Guide Prices may change at any time prior to the auction.

SPECIAL CONDITIONS OF SALEParticulars, remarks and stipulations contained herein shall be deemed to form partof the special conditions of sale/ auction information pack. In case of anyinconsistencies, the provisions of the later shall prevail. Special conditions of sale/auction information pack will be available for inspection at Stags Bideford Office anda copy may be purchased from the vendors' solicitors. It is assumed that thepurchaser will have made all necessary enquires prior to the auction.

LOCAL AUTHORITYTorridge District Council, Riverbank House, Bideford, North Devon, EX39 2QG. Tel:01237 428700.

SERVICESMains water and sewerage.

These particulars are a guide only and should not be relied on for any purpose stags.co.uk

Old West Living Farm, Westleigh, Bideford, EX39 4NL

4 The Quay, Bideford, Devon, EX39 2HWTel: 01237 425030Email: bideford@stags.co.uk