SITUATION
Shelves Cottage is situated on the rural fringes of the small village of Luppitt and enjoys an elevated yet sheltered position with beautiful far reaching views over the adjoining countryside and valley. It is set within very pretty gardens of just over half an acre, with country walks that emanate quite literally from ones doorstep. Luppitt has an ancient Parish Church, active Village Hall and a small Public House.

Luppitt nestles in the heart of the Blackdown Hills an Area of Outstanding Natural Beauty, some 6 miles north of the market town of Honiton, which has a range of shops and leisure facilities together with a main line rail link to London (Waterloo). The Jurassic Coast a World Heritage Site at Lyme Bay is some 17 miles to the south. Exeter, the County town is approximately 21 miles to the west and has an excellent choice of shops, M5 access and international airport. Approximately 14 miles to the north lies Taunton the County Town of Somerset, which has an express rail link to London and also direct access to the M5.

THE PROPERTY
Shelves Cottage is a truly delightful Grade II listed period detached cottage which has beautiful character accommodation and wonderful countryside views set within the Blackdown Hills. Origins of this fine home date back several centuries yet retaining many of its original features including cruck beams, inglenook fireplace and exposed ceiling beams. The oil centrally heated accommodation has been lovingly looked after and enhanced over recent years with a new thatch and drainage system recently installed. There is a lovely double aspect modern kitchen with plenty of storage and a well-proportioned dining room with new hardwood double doors that open out to the gardens. The charming sitting room has a superb inglenook fireplace with a wood burner. Also on the ground floor is a double aspect double bedroom and a modern shower room. on the first-floor are two further good-sized double bedrooms, both have delightful countryside views and a lovely family bathroom with a claw foot bath.

OUTSIDE
The pretty gardens and grounds extend to 0.6 acre and are a real asset to Shelves Cottage. The cottage garden has a delightful large patio area which provides a perfect place to sit out during fine weather. There is a useful stone built out house, wood store and a garden shed. The majority is laid to lawn with established shrubs and trees that provide year–round colour and interest. Opposite and across the bridleway are a range of outbuildings which include a timber double garage and two useful workshops with power and light. At the side of the garage is a good-sized driveway that provides plenty of parking. Above this and up a set of steps takes you to the further area of garden which is approximately 0.45 acres with an orchard and a flower meadow.

AGENT NOTE
Listed building consent has been granted for alterations to the property to remove internal wall between kitchen and dining room and replace 1no. external door on west elevation and 1no.external door on south elevation. Application Number: 25/0657/LBC.

FLOOD RISK
Flood risk information can be checked through the following: www.gov.uk/check-long-term-flood-risk

BROADBAND & MOBILE.
The seller has advised us that Fibre Broadband is available at the property Broadband availability at this location can be checked through: checker.ofcom.org.uk/
Mobile coverage can be checked through:
checker.ofcom.org.uk/en-gb/mobile-coverage