A sympathetically extended and updated detached character cottage in one of the South Hams' most sought after villages offering three bedrooms, living room, kitchen/ breakfast room, laundry / utility room, bathroom, shower room, secluded rear garden and off-road parking.


LOCATION
Set in the rolling countryside of the South Hams just five miles from the historic town of Totnes, Rattery has the quintessential charm of a typical Devon village and it is easy to imagine oneself a thousand miles from the hustle and bustle of modern city life. But for those of us that can't do without the bright lights Plymouth, Exeter and the beaches of Torbay are all convenient thanks to the village's excellent access to the A38 which lies just over a mile away.

The village itself has plenty to offer including its well used village hall, St.Mary's Church and the well-known and popular Church House Inn. There is also a local post-office which opens once a week.


DESCRIPTION
The original building has solid stone walls and dates back 200 years. It has been extended over the years and a second storey with a slate roof and solar panel was added in 2002. The house is in a cul-de-sac on the edge of the village of Rattery, in a quiet but not isolated position with fields on two sides.

There are many attractive features including a timber deck bridge from the 24' master bedroom to the rear gardens and summerhouse; stripped pine floors and ledged and braced pine doors throughout most of the house; walk-in wardrobe and airing cupboard; stone-clad chimneybreast and exposed beams in the living room and exposed stonework of original walls in the master bedroom.


ACCOMMODATION

PORCH
Slate roof, quarry- tiled floor, double glazed windows, glazed door and windows to

RECEPTION HALL
Radiator, Pine doors to two bedrooms and multipane glazed door to Living Room

LIVING ROOM 6.00m x 3.95 m ( 19'8" x 12'11")
Stone-faced chimney breast with multi-fuel stove which runs central heating and hot water. Double-glazed windows to front and rear. Radiator. Exposed beams.

KITCHEN/BREAKFAST ROOM 6.00m x 2.68m (19'8" x 8'9")
Pine kitchen units, tiled work surfaces and splash-backs. Space and point for electric cooker with extractor hood, 1 ¼ bowl inset sink, peninsula unit dividing kitchen from dining area with glass-fronted cupboard and wine rack on dining side. Radiator. Open plan pine stairs to first floor. Windows to front, back and side. Door to

UTILITY ROOM
Fitted kitchen units, single drainer sink unit with mixer taps. Space and plumbing for washing machine/ Part-glazed wood stable door and pine door to

SHOWER ROOM
Yellow low-level WC. Tiled shower cubicle with electric shower. Low-level electric bar heater and wall-mounted fan heater. High double-glazed window

REAR PORCH
Stable door leads to a covered area with a corrugated PVC roof and one open side

WORKSHOP 2.00m x 1.70m (6'6” x 5'7”)
Just outside the covered area is a workshop/store with power and light, and fitted shelving

BEDROOM 2 3.80m X 2.95m (12'6" x 9'8")
Window overlooking front of house, radiator, Ash–effect laminate flooring.

BEDROOM 3 5.12m x 2.90m (16'10" x 9'4”)
Window overlooking rear of house. Fitted wardrobes with cream louvre doors and storage above along one wall, presently fitted with shelving as the room is used as a study.

FIRST FLOOR
Stairs leading to small landing with bookcase. Doors to bathroom and main bedroom

MASTER BEDROOM 7.18m x 4.39m (23'7" x 14'5") PLUS WALK-IN WARDROBE, 1.70m x 1.39m (5'6" x 14'5")
Added during the extensive renovations in 2002 when the roof was raised, this is an open, light and airy room thanks to its Velux windows and French doors which open out onto a terraced decking bridge leading directly onto the rear garden. The original walls have been exposed and lime-pointed to retain the rustic charm of the original cottage. Three eaves storage cupboards with pine doors. The WALK-IN WARDROBE that runs the full width of the room provides additional hanging and storage space whilst two further eaves cupboards provide plenty of storage.

BATHROOM 4.52m x 2.00m PLUS WALK-IN AIRING CUPBOARD 3.00m x 1.20m
Sloping ceilings, white enamel oversize bath fitted in white mosaic surrounds across one end. Victorian-style shower attachment. White Victorian style pedestal basin. Walk-in shower with Victorian-style etched glass door, Victorian–style shower fittings, one mosaic tiled wall and one glass block wall. White low-level W.C. Cork tiled floor. Access hatch to floored and insulated loft space with extending ladder. Velux window and wooden, d/gl window. Door to

AIRING CUPBOARD with spot-lights, shelving, electric point and hot water tank for solar panel


OUTSIDE
The plot measures 40m x 20 m (130' x 65'). The longer length is to the side of the house. The front garden has been converted to a drive, which is part chippings, part crazy paved, with a small area of garden and a low double wall with plants along the front bordering the stream. The gardens are on a southerly slope towards the front of the house with lawns and mature shrubs.

To the rear there are two wooden sheds and a wooden summerhouse. The summerhouse is insulated and papered and lies at the top of a flight of wooden steps leading up from the decking bridge, at the top of the garden


COUNCIL TAX
Band D, South Hams District Council


DIRECTIONS
The Old Smithy lies about 200m down a hill from St.Mary's Church and the Church House Inn, in a cul-de-sac set just off a small car-park.
From the church or pub, follow the lane down the hill for about 200m, where the turning will be seen on the right, just past a small stream.The Old Smithy is aboout 20m down this lane on the left

ADDITIONAL INFORMATION
There is full Planning Permission (Ref 1059/7) for a two storey extension at the side of the house adjacent to the kitchen.This would involve demolishing the existing utility room and shower room. Architects drawings are available. There is no time limit on this as part of the work has already been carried out.

There is a separate piece of land available by separate negotiation at a short distance down the lane and outside the development zone. This measures 60m x 6m (200' x 20') and is presently used for parking a caravan and visitors parking but has many potential uses.