Rose Farm, Lattiford, Holton, Wincanton, Somerset, BA9

About the Property
The Property
An attractive Grade II listed house, arranged over two floors beneath a thatched roof, with a wealth of period features throughout. The ground floor offers two reception rooms, a bright kitchen formerly serving as the Cider Shop, a snug with doors opening onto the garden, together with a utility room with an oil-fired AGA, and shower room. The sitting room centres around an impressive inglenook fireplace with bressummer beam and historic bread oven, while further character features include exposed beams and feature exposed walls throughout the accommodation. On the first floor, the spacious principal bedroom enjoys two arch topped windows overlooking the front of the property and the field to the south. Bedroom two features a vaulted ceiling with exposed beams and a window to the east overlooking the garden. There are three further bedrooms and a family bathroom completing the first-floor accommodation.

The Outbuildings
The property benefits from a range of outbuildings providing useful storage and ancillary accommodation, with potential for further development subject to the necessary consents. The barn, featuring stone elevations beneath a pantile roof, has been partially converted to provide two self-contained annexes, together with a double-height storage area and additional low-level storeroom. Both annexes offer open-plan living accommodation with kitchenettes, shower rooms and mezzanine bedroom areas. Please note that Annexe Two has an underfloor heating system connected to the wood burner; however, this is not currently in working order.

The Land
The property extends to approximately 6.00 acres and enjoys a diverse range of outdoor spaces, including formal gardens, pastureland, an apple orchard, paddocks, and mature woodland. To the south lies a level field of approximately 2.5 acres, incorporating an established apple orchard that was previously used for cider production. Adjacent to this, to the east, is an attractive area of mature woodland, providing both privacy and natural interest. A further paddock of approximately 1.4 acres includes a field shelter and offers excellent potential for equestrian or smallholding use. Additional areas comprise a former tennis court paddock, together with hardstanding providing convenient access to the stables, barn, and various outbuildings. We understand that the fields and paddocks are designated for agricultural use. The gardens at Rose Farm have been beautifully maintained by the current owners, creating a colourful and established setting throughout the seasons. A variety of fruit trees complement an impressive collection of roses, while mature wisteria elegantly adorns the house, enhancing the property's charm and character.

Situation
Lattiford is a small rural hamlet situated on the outskirts of Wincanton in South Somerset, enjoying a peaceful countryside setting whilst remaining well connected. The nearby market town of Wincanton, approximately 2 miles away, provides a good range of everyday amenities, with the larger centres of Sherborne and Yeovil located approximately 10 and 15 miles distant respectively. Mainline rail services are available at Templecombe station, around 3.5 miles away, offering direct connections to London Waterloo and Exeter, and Castle Cary, approximately 7 miles away with a direct service to London Paddington. The A303 is easily accessible, providing convenient routes to the Southwest and London.

Agents Notes
Grade II Listed, please refer to the Historic England. website for further information.
*The vendors plan to undertake a septic tank inspection report to confirm compliance, this will be added to the legal pack when available. At this stage we are unable to confirm if the tank is compliant and this should be taken into consideration when deciding your maximum bid.
The Willows have a right of access over the Northern driveway and a responsibility to contribute to 50% of maintenance costs. The Willows septic tank is situated in the grounds of Rose Farm, they have a right to access for maintenance. There is a cement-asbestos roof on one of the large sheds. Surface water has entered the hall during exceptionally heavy rainfall when the drain outside the back door was blocked, with the last ingress approximately 6 - 7 years ago.

WHAT3WORDS
///exacts.stretch.treatable

Services: Oil Central Heating (we have been informed by the vendors that the oil tank was replaced approximately 5 years ago with a double skinned, 2500 litre tank), Mains Water, Private Drainage System, Electricity, Ultrafast Broadband and Telephone all subject to the usual utility regulations.

Caution: NB All services and fittings mentioned in these particulars have NOT been tested and hence we cannot confirm that they are in working order.

Tenure: Freehold
Council Tax Band: G
Council Authority: Somerset
EPC Rating: F

Broadband & Mobile: Coverage can be checked at: ofcom.org.uk/phones-and-broadband/coverage-and-speeds/ofcom-checker/

Flood Check: gov.uk/check-flooding

Viewing: Strictly by appointment through the agents.

Joint Agents: This property is being marketed jointly by KingsLand Property and Symonds&Sampson. Please contact either agent to arrange a viewing or for further information.