The Farmhouse This detached unlisted family home offers well-flowing and spacious reception rooms with a wealth of characterful features including exposed beams and original fireplaces.

The main entrance opens into a welcoming hall with exposed beams, a fireplace and the main staircase leading to the first floor. To the left, the Sitting room is a wonderful reception room and features a Jet Master and low windows, making the most of the fantastic views.

The kitchen features an oil-fired Aga and enjoys views over the Sid Valley. This leads to a larder and a step down into the Dining/Living Room with exposed beams and fireplace. This room also leads out to the rear hallway from which leads to a utility/boot room, study, cloak room and downstairs WC. From the rear hall a stable door leads out to the courtyard.

From the main entrance hallway stairs lead up to the 1st floor, from here you have access to three good sized bedrooms, each with an en suite bathroom and pumped power shower. These bedrooms all feature low windows, again making the most of the outstanding views from the beds.

This property has 105.52 acres of land.

Outside

The Annexe For guests or overflow accommodation the annexe can be accessed through its own entrance from across the courtyard from the Farmhouse. The annexe features an open plan living space with kitchen, a downstairs bathroom and stairs up to the gallery bedroom.

Grounds and Gardens A rear cobbled courtyard bordered by the farmhouse and garden features a vine covered pergola and leads to the garage. There is also a level concrete parking area and turning for several cars. From the cobbled courtyard, a gate leads to a beautiful secluded garden, predominantly laid to lawn with roses, fruit and vegetable patches and fruit trees.

Traditional Outbuildings Pin Hill Farm benefits from a stunning range of stone faced outbuildings, currently utilised for garaging and stabling. The garage has a concrete floor and rolling shutter double doors with stairs leading to a first floor, currently used for storage. The garage building measures approximately 45ft x 19ft (13.71m x 5.79m) and has electricity. There is a stone and timber stable building measuring 51ft x 26ft (15.54m x 7.92m) with a tack room and two main stables which has a cavity wall construction after it was re-built and stone-faced. There is the potential for conversion subject to relevant consents. There is also a single storey lean to one end which is currently used for wood storage plus 4 pig stys formally used for pigs and a kennel. A tiled cart shed with space for four cars and a traditional agricultural store complete the traditional range of outbuildings.

Modern Agricultural buildings Located behind the traditional range are the agricultural buildings comprising of; A four bay steel framed general purpose shed with concrete floor, under a cement fibre roof measuring 60ft x 28ft (18.28m x 8.53m). This building was formally a covered silage clamp but most recently utilised with additional garaging and agricultural storage. Adjoining single storey steel frame lean to covered yard with half concrete and half earth floor, measuring 34ft x 28ft (10.36m x8.53m) currently used for agricultural storage.

Agricultural Land A total of approximately 46.92 acres are being offered for sale with Lot 1. The land surrounds and protects the house and buildings and includes some beautiful fields of pasture and some 27.79 acres of woodland. The vendors have grazed the fields and nurtured the land over the last 18 years. Approximately 16 years ago they planted several copses of woodland under a now expired woodland grant scheme with a mixture of broadleaved trees comprising oak, beech, ash and cherry. In addition there are several pockets of mature woodland. The land is currently let out to a local farmer, though vacant possession can be gained if required by giving one month’s notice. There are several natural springs on the land, which provide water to the majority of the fields via the spring fed water supply via a 2,000 gallon reservoir.

An additional block of land with road access on three sides which is currently let out to the same farmer that rents Lot 1. This lot also benefits from the spring water supply from Lot 1 supplying 3 troughs at the northern end of the land. The neighbour has a borehole on the land and has 24 hour access to it along the drive as shown on the plan. This Lot can be sold with vacant possession if required.

Environmental Schemes Pin Hill Farm (Lot 1 and Lot 2) is entered into an Entry Level Stewardship Scheme (ELS) which started on the 1st September 2011 and runs until 31st August 2016 under scheme number AG00383754. The buyer of the whole or the individual lots will be expected to continue with this scheme following completion of the sale.

Single Farm Payment Pin Hill farm will be sold with the Entitlements for the Single Payment System. The whole farm is registered with 24.82 Ha worth of non SDA Entitlements. If sold in lots, the corresponding entitlements will be transferred to the buyer on completion.

Tenancy Whilst the farmhouse, annexe and buildings will be sold with vacant possession on completion, the agricultural land is being sold subject to a grazing license which runs from 01/03/13 to 31/10/15. If required by the purchaser (s) vacant possession of the land can be gained by serving one month’s notice to the tenant.

Situation

Pin Hill Farm is situated in East Devon, in an elevated position with commanding views over its own land, the Sid Valley and out to sea near the picturesque village of Sidbury. The property is located just 6 miles from the popular Regency coastal town of Sidmouth, which forms part of the Jurassic Coast, a World Heritage Site, set in an East Devon Area of Outstanding Natural Beauty.

Sidmouth has an old world charm which belies its up-to-date amenities. It offers a wide range of quality shops, together with churches, schools, Post Office, health centre, cottage hospital, library, theatre and a cinema. There are five supermarkets, including a Waitrose within the immediate area.

The Cathedral city of Exeter is about 20 miles to the west with connections to the M5 motorway, an international airport and inter-city rail line to London Paddington. There is also a station at Honiton on the Waterloo line. Secondary schools in the area include Sidmouth College and the highly rated Colyton Grammar.

Directions

From Exeter and M5 North take the A30 North towards Honiton and turn off onto the A35 towards Sidmouth. Take the A375 towards Sidmouth and proceed up the hill, along Gittesham Common and past the Hare and Hounds public house. Turn right after about ½ mile down an unnamed road, just past a beech wood and follow this lane down the hill. Pin Hill Farm will be found after a few hundred yards on the right.