THE PROPERTY
The Robins is a truly exquisite residence which has been meticulosity enhanced, renovated and extended by the current owners over the last three years which has created this fine home we find today. To name a few aspects of renovations, these have included a new roof, new oil-fired boiler and a private Klargester drainage system. The bright and spacious accommodation has a lovely welcoming entrance hall which leads into the superb open-plan kitchen/dining room. This large room has two sets of bi-fold doors that fully open to create the most wonderful atmosphere as these open out onto the terrace. There is also a feature wood burner and an area for a table and chairs. The new kitchen has plenty of storage with an integrated dishwasher, electric oven, microwave and washing machine under quality worktops. The well-proportioned double-aspect sitting room has a wood burner and doors that lead out to the garden. There are three double bedrooms, the principal bedroom has built-in wardrobes, a seating area with doors that lead out to the gardens and a superb en-suite bath and shower room. The guest bedroom also has delightful views across the gardens and a new en-suite shower room. The third shower room also has a new suite and has been beautifully tiled throughout. Accessed via a loft ladder from the entrance hall is a loft room which is also used as a study and two useful eves storage rooms.

GARDENS
The property is approached from the lane through double five bar wooden gates that open into a large shingled parking and turning area. There is a large detached garage/workshop which has an electric door, power and light. The enclosed gardens extend to all four sides of the property and are in the main open-plan and laid to lawn with lovely seating areas which include the patio directly accessed from the accommodation and two timber decking areas which provide a perfect place to sit outdoors during fine weather. Several fully stocked wooden planters with a profusion of shrubs and flowers provide year-round colour and interest. There are established hedging and new timber fencing boundaries.

SITUATION
The property is beautifully set in the Blackdown Hills National Landscape and sits in gardens of just under half an acre. Although rural with delightful country walks that emanate from the front door, The Robins is readily accessible to the village of Luppitt with its Village Hall, unique Public House and pretty and ancient Parish Church of St Mary's. There are many delightful walks that can be enjoyed through East Devon's beautiful landscape which emanate from the property.

The market town of Honiton lies some 3.5 miles to the West and is well-known as an antique and book centre as well as having most of the usual multiples such as Smiths, Boots, Tesco and a variety of shops, restaurants, schools, sports centre/swimming pool, Golf Club and main line rail link to London (Waterloo). Exeter, the County Town, is some 21 miles further to the west and has excellent shopping and sporting facilities, theatres, art centre, main line rail link to London (Paddington) and an international airport together with M5 access.

Sidmouth on the World heritage Jurassic Coastline is some 14 miles to the south and Colyton Grammar School, one of the country's top co-educational state schools is approximately 16 miles distant. Approximately 15 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.

SERVICES
Mains electricity. Oil centrally heated (New boiler). Private water (Bore Hole). New private
drainage (Klargester)

LOCAL AUTHORITY
East Devon District Council: 01404 515616
Tax Band: E
Tenure: Freehold

ENERGY PERFORMANCE CERTFICATE
Rating: D

FLOOD RISK.
Flood risk information can be checked through the
following: 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