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Laburnum Cottage, SmallridgeAxminster, EX13 7LY

A well presented Grade II Listed character village cottagesituated within beautiful mature gardens of c 0.3 acres.

Axminster 2 miles; Honiton 11.5 miles; Lyme Regis (coast) 7.5 miles

• 3 Double Bedrooms • En suite and family Bathroom • 4/5 Reception Rooms• Family Kitchen/Breakfast Rm • Utility Room • Gas central heating • Extensiveforecourt parking • Beautifully stocked gardens •

Guide price £475,000

01404 45885 | honiton@stags.co.uk

Laburnum Cottage, Smallridge, Axminster, EX13 7LY

SITUATIONThe cottage is situated in an elevated position within thepopular village of Smallridge on the southern fringe ofthe Blackdown Hills AONB. The village has an inn, aprimary school, village hall and Church. Axminsterprovides for most day to day needs ranging from aTesco supermarket to the River Cottage Canteen, and arailway link to London Waterloo. Transport is availablefrom the village to the highly regarded ColytonGrammar School, the Woodroffe School at Lyme Regisand Axe Valley College at Axminster. Nearby beaches include Lyme Regis along with thepopular seaside villages of Branscombe, Beer andSeaton. The surrounding area is of rolling East Devonhills and valleys and there are a variety of quiet lanes,bridlepaths and footpaths.

DESCRIPTIONA solid wood period braced door opens into theentrance porch with slate floor and further latchedpanelled door giving access to the Dining Hall, acharming character room with inglenook fireplacehousing a wood burning stove on a stone hearth withfeature arched former bread oven recess. Twin doubleglazed casement windows with seats look out over thefront forecourt with a staircase rising to the first floorand braced latched doors to the Living Room, Kitchenand through to the Garden Room, Study and

Cloakroom. Lying to one end of the cottage, the LivingRoom features casement windows to the front and rear,the former with seats and also a wood burning stove setwithin a stone fireplace providing a warming focalpoint.

At the centre of the house is the Kitchen/BreakfastRoom, well appointed with solid wood work surfacesand a comprehensive range of fitted cupboard anddrawer units with inset ceramic sink and integratedstainless steel electric oven. A matching extractor sitsover space for a range cooker with ample space for acentral breakfast table. Double glazed casementwindows provide views over the gardens to the rear andthrough to the Garden Room at the side. A furtherbraced solid wood door leads through to the UtilityRoom with a tiled floor and space for a range ofappliances together with a gas fired boiler serving thedomestic hot water and central heating systems. The Study lies to one side of the Dining Hall with twindouble glazed casement windows to the front and builtin storage cupboard. At this end of the cottage is theGarden Room with its vaulted ceiling, feature beams,tiled floor and double glazed french windows and doorsproviding fine views across mature gardens to lightly

Laburnum Cottage, Smallridge, Axminster, EX13 7LY

wooded countryside beyond. A natural pine staircaserises to a bright mezzanine level with velux roof andcasement window providing for a range of uses. On thefirst floor, the landing gives access to three doublebedrooms a family Bathroom and a separate w.c., viapanelled latched doors.

Each room affords a charm of its own, the Master withits double glazed windows enjoying views across thegardens and a well appointed en suite Bathroom; thesecond bedroom with its curved window reveals andperiod chimney breast and the third with its slopingeaves and pretty dual aspect casement windows.Bedrooms 2 and 3 are served by a well appointed FamilyBathroom with Spa bath, separate shower, vanity basinand a separate w.c accessed from the Landing.

OUTSIDETo the front of the cottage is a broad gravelledforecourt providing parking for c 5 cars with lawns toone side and pretty 'wild' cottage gardens to the other.The forecourt continues around one side of the cottagegiving additional parking and leading through to therear gardens. Unquestionably a real highlight of thispicturesque village cottage, the rear gardens are a truedelight and a horticulturist's haven having been thesubject of considerable care and cultivation by thecurrent owners. Arranged in a series of 'rooms' with

colour and interest at every turn, gently curving lawnsare edged by well stocked shaped borders withgravelled pathway and terrace providing views to nearbyhills. There are a wealth of specimen plants togetherwith a highly productive Kitchen garden, substantialdetached timber workshop with double opening doorsand window and a further timber storage shed andgreenhouse.

SERVICESMains water, electricity and drainage. Gas centralheating. ADT monitored alarm system.

DIRECTIONSFrom the bustling market town of Axminster, proceed ina Northerly direction along the A358 signposted toTaunton and Chard. Continue out of the town and afterpassing over Weycroft Bridge, fork left signposted toSmallridge. Continue into the village passing the VillageInn/Hotel and taking the next right signposted to theVillage Hall. After a short distance Laburnum Cottagewill be seen on the left hand side.

VIEWINGSStrictly by appointment with Stags, Honiton 0140445885.

These particulars are a guide only and should not be relied on for any purpose stags.co.uk

Laburnum Cottage, Smallridge, Axminster, EX13 7LY

Bank House, 66 High Street, Honiton, Devon, EX14 1PSTel: 01404 45885Email: honiton@stags.co.uk