COURT FARMLOPEN, SOMERSET

COURT FARM,LOPEN, SOUTH PETHERTON, SOMERSET

Hinton St. George 1¼ miles • Crewkerne 3¾ miles (London Waterloo 2½ hours) • Yeovil 9½ miles • Taunton 19 miles

(Distances and time approximate)

A beautifully presented Grade II listed farmhouse with a delightful garden and exceptional secondary accommodation situated in a small Somerset village

Entrance hall • Drawing room • Sitting room • Study • Kitchen/dining room • Boot/laundry room • Cloakroom

Master bedroom with adjoining bathroom • 2 Further double bedrooms • Single bedroom • Shower room

Guest cottage/annexe comprising: Sitting room • Dining room • Kitchen • 3 double bedrooms • Bathroom • Shower room

Self-contained flat comprising: Reception room • Kitchen • Double bedroom • Bathroom

5 Bay car port • Parking • Machinery store • Storeroom

Garden & Grounds

In all just under 2 acres (0.8 hectare)

These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on the last page of the brochure.

www.knightfrank.co.uk

Knight Frank LLP15 Cheap Street, Sherborne,

Dorset DT9 3PU

Tel: +44 1935 812236sherborne@knightfrank.com

Situation & Amenities

Court Farm is situated in the small village of Lopen, which

has no amenities of its own but there is a local farm shop,

The Trading Post, selling organic and local produce just

¾ mile away and the neighbouring village of Hinton St.

George (1¼ miles) has a parish church, primary school,

village hall, public house and shop/post office.

E There are eight primary schools to choose from

within a 3 mile radius and Perrott Hill School,

which comprises a co-educational Montessori

nursery, pre-prep and prep school is only about

5½ miles away. In addition, there are many other

private schools locally including the Sherborne

Schools, Hazlegrove and the Taunton Schools.

S In addition to nearby local shops, the market

town of Crewkerne is only 3¾ miles away, with a

range of shops and services including a Waitrose

supermarket, a weekly country market and a

monthly farmer’s market. The regional centre of

Yeovil is 9½ miles away.

t Sherborne, Dorchester, Yeovil and Exeter all

provide excellent entertainment venues.

e There are several gastro pubs and restaurants

within the local area including the award-winning

Lord Poulett Arms in Hinton St. George.

M The A303 is only about 1¾ miles north providing

swift access to the M3 to London and the M5,

16½ miles to the west via the A358 at Taunton.

T There is a mainline rail service nearby from

Crewkerne to London Waterloo, taking about

2½ hours.

A The airports at Exeter (36 miles) and Bristol (45

miles) offer connections within the UK and to

many international destinations.

CottageFlat

Court FarmDating back to 1650 and with an extension added about 10 years ago, Court Farm is a handsome Somerset farmhouse built of the local Ham stone, Petherton stone and mellow red brick with a Roman clay tiled roof. The house has great charm and character and sits in a corner of its plot in a private setting with a wealth of ancillary accommodation that does not impose on the main house. The property is immaculately presented and the current owners have done much to upgrade and improve all the accommodation, including renewing all the bathrooms and shower rooms plus

extensive work to the outbuildings. There are many period features within the main house including inglenook fireplaces, stone mullion windows, beams, flagstone floors and window seats. On the ground floor either side of the entrance hall are the drawing room and sitting room, which both have inglenook fireplaces and look out over the Edwardian garden at the front of the house. Off the drawing room is the walk-through study, which has a flagstone floor, a staircase rising to the first floor and a door leading through to the L-shaped open-plan kitchen/dining room. The kitchen has a tiled floor and is

fitted with a range of timber wall and floor-mounted units, range of built-in electrical appliances and a 4 oven, gas-fired AGA (cream). Beyond the kitchen are the boot/laundry room, with French windows opening out to the south-west facing terrace, and the cloakroom. On the first floor are the main bedroom and adjoining bathroom, which both have windows looking out over the garden, two further double bedrooms, a single bedroom and shower room. A secondary staircase is accessed from one of the bedrooms and rises to extensive boarded attics.

Cottage

Ancillary Accommodation, Outbuildings & GardenAdjacent to the house is a former barn, which has been converted to provide a lovely cottage with two reception rooms and three double bedrooms, and a self-contained first-floor flat. Also within the barn is a former stable and tack room used for storage.

Connected to the barn and overlooking a gravelled parking area is a former cart shed providing open-fronted garaging for five cars and a secure machinery store. Immediately to the front of the house is a sunken Edwardian garden with a central pond surrounded by lawn and herbaceous borders. Beyond is the former vegetable garden with beds fringed with box hedging and apple trees. Fringing the house is a paved terrace with steps rising to a large lawn flanked by herbaceous borders and opening out to a mixed orchard. In all the garden extends to just under 2 acres (0.8 hectare).

ServicesMains water, electricity and gas. Gas-fired central heating and AGA.

Fixtures & FittingsAll those items regarded as tenant’s fixtures and fittings, together with the fitted carpets, curtains and light fittings, are specifically excluded from the sale. However, certain items may be available by separate negotiation.

TenureFreehold

Council Tax Band: Main House: E Cottage: A Flat: A

Local AuthoritySouth Somerset District Council Tel: 01935 462462

Directions (Postcode TA13 5JU)Travelling south-west on the A303, take the second turning off the South Petherton roundabout, signed to Lopen. Continue for about one mile to the next roundabout, passing the Trading Post Farm Shop, and take the first turning, signed to Lopen. Travel down the hill for about a 1/3 mile until you reach the village. Continue past a right turn and the entrance to Court Farm will be found on the right after about 100 yards, identified by a pair of tall wooden electric gates set within a long stone wall topped by beech hedging.

ViewingsAll viewings are by appointment with the sole agents Knight Frank LLP

This plan is for layout guidance only. Not drawn to scale unless stated. Windows & door openings are approximate. Whilst every care is taken in the preparation of this plan, please check all dimensions, shapes & compass bearings before making any decisions reliant upon them.

Important Notice: Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct.VAT: The VAT position relating to the property may change without notice.

Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Our registered office is 55 Baker Street, London W1U 8AN, where you may look at a list of members’ names.

Photographs: May 2016. Particulars: April 2017. Kingfisher Print and Design. 01803 867087.

Approximate Gross Internal Floor Area

Main House: 251.7 sq m / 2709 sq ft (Excluding Eaves)

Cottage: 230.8 sq m / 2484 sq ft

Total: 482.5 sq m / 5194 sq ft

Reception

Bedroom

Bathroom

Kitchen/Utility

Storage

Recreation