THE PROPERTY.
Long Orchard is a charming detached Grade II Listed cottage which is beautifully positioned with southerly views and vistas over its private, natural gardens to the woodland beyond. The property has origins possibly dating back to the 18th century and has a particularly handsome front façade with its long range of windows and mellow, locally quarried Tolcis stone and flintstone elevations, all tucked under a slated roof. This elevation is draped in many climbing plants including a glorious wisteria making the cottage exceedingly attractive from the garden side.

Long Orchard has beautifully presented accommodation which retains a wealth of character, all of which creates a warm and welcoming ambience. A stable door gives access into the dining room which has an inglenook fireplace with an inset wood burner and a window seat overlooking the garden. The kitchen is fitted with modern units and features a range cooker and a Belfast sink. The sitting room also has a fireplace with a wood burner and a door opening onto the front terrace. Long Orchard benefits from a large utility/boot room which is a very useful room off which there is a cloakroom.

The property has two staircases giving a great deal of flexibility and there are three bedrooms to the first floor, along with a very generously sized bath/shower room.

GARDENS & GROUNDS.
The gardens and grounds at Long Orchard provide a peaceful and sheltered setting with the cottage sitting slighted elevated on its plot and therefore gaining delightful views to the woodland opposite. To the side of the property there is a pedestrian access which leads around to the front where there is a good-sized paved terrace which has a southerly aspect. The garden is divided by a small stream and a bridge gives access to the level lawns which run up to the east where there is a small area of woodland which is a mass of daffodils and bluebells in the spring months. Beyond the lawns to the south is a more natural area of ground with many mature trees creating a wonderful haven for an abundance of wildlife and bird life.

Long Orchard backs onto a small unadopted lane off which there is a parking area below the cottage. It also benefits from a pull-in and a detached single garage (now in need of repair) off Lewsley Lane.

SITUATION.
Long Orchard is positioned in an idyllic country setting and although rural and surrounded by some of the county’s most picturesque countryside, is located within a mile of the village and within 3 miles of the busy market town of Axminster. It is situated on the south-eastern edge of the Blackdown Hills Area of Outstanding Natural Beauty and there are stunning walks emanating from the front gate through a myriad of footpaths and bridleways in the local vicinity.

Axminster is centred around the handsome Church of St Mary's and the Minster Green and has a comprehensive range of shops and facilities including many independent retailers and boutiques. There are also the usual multiples which include supermarkets, pharmacy, sports and leisure facilities, and eateries which include the superb Community Waffle House. Hugh Fearnley-Whittingstall’s River Cottage is also close at hand being about 7 miles to the south. Axminster benefits from a main line rail link to London Waterloo (a direct line service which takes about 2.45 hours) and has good road links via the A35.

The World Heritage Jurassic Coast at Lyme Regis lies about 9 miles away with its famous Cobb harbour and a very good range of independent shops and amenities. The Cathedral City of Exeter lies approximately 29 miles to the west and has an extensive range of shopping facilities and an international airport. It has an express rail link to London Paddington, which can also be boarded at Taunton, Somerset’s County Town (about 18 miles away), and takes about 1.45 hours.

DIRECTIONS.
From Honiton on the A35 at Axminster, take the B3261 towards Axminster town and take the first left signposted Membury and Tolcis. Proceed along this lane for approximately 3 miles taking the next left hand turning after the turning signposted Tolcis. Follow this lane for just under half a mile and Long Orchard will be found just off this lane on your left hand side. Please note that you approach the property from the rear and we would suggest that you park in the small pull-in
opposite the cottage.
what3words: ///tinned.constants.chess

TENURE & SERVICES.
Freehold. Mains electricity and water. Private drainage (septic tank). Oil-fired central heating.

LOCAL AUTHORITY & EPC.
East Devon District Council - 01404 515616.
Council Tax Band: F.
EPC Rating: D.

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 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