Property description

A charming period farmhouse with a self-contained annexe and gardens, all enjoying a peaceful setting in a small village just outside Wells and within easy reach of Glastonbury, Castle Cary, Bristol and Bath. A 4 acre meadow is available by separate negotiation.

HOME FARM, EAST HORRINGTON, NEAR WELLS, SOMERSET BA5 3EA
A charming period farmhouse with a self-contained annex, gardens and a 4 acre meadow, all enjoying a peaceful setting in a small village just outside Wells and within easy reach of Glastonbury, Castle Cary, Bristol and Bath.The former farmhouse stands in well landscaped mature gardens with great privacy. It has comfortable, flexible accommodation with 3 reception rooms, study (or 5th bedroom), a kitchen with an Aga, utility room, cloakroom, 4/5 bedrooms, dressing room and 3 bath or shower rooms.The annexe is in a separate converted barn and includes a large open plan living area with kitchen, sleeping gallery and shower room.Outside is a large detached garage plus extensive parking and delightful gardens of towards half an acre. At the end of the garden is an orchard of around a third of an acre.In addition, immediately adjacent is a meadow of around 4 acres of gently sloping pastureland which is also available if required at a price to be negotiated.

About the area
The small village of East Horrington lies in the lee of the beautiful Mendip Hills, 1½ miles east of the Cathedral City of Wells and about 18 miles and 21 miles south from Bath and Bristol respectively. Glastonbury and Street are even closer being about 8 and 10 miles south.There is easy access from East Horrington to good communications with the A37 nearby, a fast speed train services from Castle Cary to London Paddington 12 miles to the south and Bristol Airport is about 18 miles away.Wells is the smallest city in England with a population about 11,000 and with many medieval buildings including its beautiful Cathedral and moated Bishops Palace. The city has local markets twice a week, a busy local shopping centre and a broad and vibrant range of societies and activities. The area also has a good number of excellent State & Private schools including Wells Blue School, Wells Cathedral School, Downside, All Hallows and Millfield.

Accommodation
Home Farm is situated on a quiet and pretty lane in the village and backs on to open countryside. Across the lane is the manor house and stone-built period properties flank the property on either side. Home Farm is attached to one of these flanking properties but this does not impose on the property, which is private and not overlooked. The property is a former farmhouse built of local Mendip limestone under a clay-tiled roof with white-painted hardwood windows throughout, some with integral double-glazing and some with secondary glazing. The accommodation is well presented, well planned and in good order throughout and has central heating with radiators. The flooring downstairs is a mixture of carpeting and tiling and upstairs there is American white ash flooring throughout with the exception of the flooring in the master bedroom suite, which is oak.

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Like many country properties the most used entrance is into the welcoming kitchen and dining room which has a tiled floor and having a triple aspect is light and airy. The kitchen area is fitted with a range of painted timber floor and wall units and a 2-oven oil-fired Aga (green) fitted with a snug-burner to provide for normal daily hot water usage. The dining area is equally pleasant and has double french doors into the garden.Leading through from the kitchen is a living room with an ornamental fireplace fitted with an electric heater and an inset alcove to accommodate a widescreen television. Steps lead up to an upper sitting area with French windows leading out to the garden, exposed beams and a cast-iron wood-burning stove. Also a wide archway links this area back into the dining room.

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A door leads to the study which can equally well be an impressive entrance hall having a door to the garden which is also the main front door. Off this room is a cloakroom. From the living room, a staircase built of American white ash rises to a part galleried landing. The master bedroom suite has a walk-through dressing area to a large double bedroom with a broad window overlooking part of the garden and an en-suite Shower Room.A further bedroom has an en-suite shower room and there are 2 more bedrooms and a bathroom with both a shower and bath.

Gardens
The property is approached off the village lane and the drive leads to a large stone building comprising two double garages, one of which belongs to the next-door property, with a graveled apron in front. To the side of the a garage the drive continues through timber five bar gates to a wide graveled parking area with room for several cars. From the parking area in front of the house a path leads through to a paved and graveled area in front of the house decorated with a number of flower and shrub borders. To one side is an outhouse converted to provide a large utility/laundry room.

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From the front garden a path leads round the side of the property through mature hedging to the rear garden, which benefits from far-reaching views and has areas of lawn bounded by borders well-stocked with perennials and mature shrubs. To one side are a graveled area with a timber Summer House and a large stone-bounded garden pond. Beyond is a good-sized vegetable garden with an aluminium-framed greenhouse. Standing a short distance from the house is a stone barn with a paved area in front suitable for outside dining The barn has been converted to provide a self-contained annex with its own living area and kitchen, shower room (suitable for disabled use) and a mezzanine sleeping shelf. Detailed planning consent has been obtained by the present owners to further develop the barn (Mendip District Council Application No. 2013/2062 dated 27 Sep 2013).

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In front of the garage is a drive bounded by a grass verge and stone walling. This drive gives access to both garages and the adjacent house. It's owned by home Farm and is subject to this right of access to the garage and house.The drive also gives access to the orchard and the 4 acre field. Mains water is laid to the field and is separately metered. This additional land is available by separate negotiation if required.

Further Information
Services: The property is connected to mains water and electricity, private drainage, oil fired central heating (and additional hot water if required), oil-fired AGA also provides the normal, day-to-day hot water.House EPC Rating: D 58 Annexe EPC Rating: G 13Council Tax Band: E Tenure: Freehold

Important Notice
Roderick Thomas, their clients and any joint agents state that these details are for general guidance only and accuracy cannot be guaranteed. They do not constitute any part of any contract. All measurements are approximate and floor plans are to give a general indication only and are not measured accurate drawings. No guarantees are given with regard to planning permission or fitness for purpose. No apparatus, equipment, fixture or fitting has been tested. Items shown in photographs are not necessarily included. Purchasers must satisfy themselves on all matters by inspection or otherwise. VIEWINGS - interested parties are advised to check availability and current situation prior to travelling to see any property.

Property Features :

• Charming period farmhouse
• Comfortable, flexibale accommodation
• Separate conevrted barn annexe
• Large detached garage and extensive parking
• Delightful, well landscaped gardens