6 bedroom house

A highly flexible detached barn conversion with adjoining cottage, excellent buildings and approximately 6.3 acres. The property comprises six bedrooms and four reception rooms. EPC Band D.

Situation - Lawless Farm is a located on the edge of the Blackdown Hills, an Area of Outstanding Natural Beauty. The property is situated in a beautiful rural location with far reaching views. Although private it is not isolated with a neighbouring property close by. The villages of Combe St Nicholas, Horton and Broadway, offer a range of facilities including thriving Primary schools, pubs, great communities and village stores. The market town of Ilminster is 3 miles away and the County town of Taunton is 10 miles away, offering an excellent range of educational facilities, retail opportunities and provides rail links to London Paddington in under two hours. Crewkerne is a short drive away, with trains to London Waterloo. The A303 London trunk road is only five minutes away from the property and both Bristol and Exeter airports are within easy reach.

Lawless Farm is also conveniently located with access to the South coast, which is approximately a 20 minute drive away. The riding surrounding the property is excellent.

Description - Lawless Farm is a wonderfully adaptable barn conversion, comprising a substantial main house with adjoining single storey cottage. There is tremendous flexibility with the accommodation and the cottage and house can be adjusted to different sizes depending on requirements. The property is set down a private driveway, surrounded by glorious views of the valley and open countryside beyond.

Lawless Farm was converted some 20 years ago and has been adapted and improved by the current owners and now provides comfortable family accommodation. The adjoining cottage has separate access, parking and an enclosed garden, which is private an ideal for additional family members but could also be used to generate income. Lawless Farm also benefits from extensive equestrian facilities to include a substantial covered barn, open style barn stables, as well as an outdoor arena, paddocks and land extending to approximately 6.3 acres.

Accommodation - In detail, the main accommodation comprises; a front door that leads into the entrance hall with stairs leading to the bedrooms in the main part of the property. On the ground floor there is a large farmhouse style kitchen / breakfast room with views across the courtyard and fields beyond. Doors open to the South facing garden. The kitchen is wonderfully equipped with eye and low level units, with integrated appliances and a range cooker. Adjoining the kitchen, with steps leading up there is a snug, again with a window with views overlooking the garden. From the entrance hall, there is utility room / laundry room and adjoining this is a tack/boot room. There is a downstairs shower room and a door provides access to the sitting room. This has two windows overlooking the front courtyard garden and has an open fireplace with an inset wood burner. From the sitting room a door leads into an inner hallway and provides access to bedroom six, which is currently a study. The hallway also gives access to bedroom four and bedroom five. Both of these bedrooms are light and spacious offering flexibility to be part of the house or added to the cottage. There is a family bathroom with a panelled bath, shower, wash hand basin and low level WC. A door leads into the cottage living area.

On the first floor of the double storey barn conversion, there are three bedrooms. The master bedroom benefits from a dressing room and an en-suite shower room with wash hand basin and low level WC. This bedroom has stunning views over the surrounding land and open countryside beyond. There are two other double bedrooms and a family bathroom.

The Cottage - As mentioned previously, the size of the cottage is highly flexible due to the links to the main house. It currently benefits from its own parking area and enclosed private garden that gives a high degree of privacy. There is a stunning living room with a vaulted ceiling and views into the gardens and fields beyond. This adjoins a hallway giving access to a cloakroom and further to the kitchen with a range of eye and low level units, fitted oven and fitted single drainer / sink unit. There is a downstairs bedroom or further sitting area and this in turn, leads to a utility room and further to a garage / store.

Outside - There are two driveways to the property, which provide access for different sized vehicles and a long concrete yard in front of the house provides parking and leads to a large steel framed agricultural building measuring 90ft x 62ft. This is a highly adaptable building for a variety of livestock uses or storage that is currently set up to provide six stables and a feed room. Adjoining is a washing and utility area. The building is fitted with power and light and due to the size of the building, there is a large amount of space for the storage of fodder or equestrian / agricultural equipment.
Adjoining the substantial outbuildings, is an “L” shaped paddock, which is flat and level pasture and includes a 20 x 40 sand and carpet arena with lights fitted. To the side of the driveway is a separate area of paddock, which leads down to a stream in the Southern corner. The property extends to approximately 6.30 acres. There are also areas of garden lying to the rear of the property enjoying a Southerly aspect and includes a poly tunnel. The courtyard garden is a highly attractive feature and includes an area of lawn, together with delightful sitting out areas.



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