Ford Lane, West Hill, EX11

Ford Lane is conveniently situated close to the heart of this desirable and prestigious woodland village with its excellent amenities, including a highly regarded primary school. The property also benefits from being within The Kings School catchment area and is also on the bus route for Colyton Grammar School. The A30 dual carriageway is within easy reach, providing swift access to the Cathedral city of Exeter, the M5 and the coast.

This is a deceptively spacious, light and airy home with well-proportioned accommodation briefly comprising, reception hall with a cloak cupboard and W.C. The spacious dual aspect sitting room has an attractive bay window and French doors giving direct access to the rear garden, along with a feature fireplace fitted with a wood-burning stove. The open-plan kitchen/dining room is superbly appointed and is the heart of the home, allowing plenty of room for family and friends to cook, dine and socialise together whilst admiring the pleasant outlook across the garden. A Scandinavian-style wood-burning stove helps create a cosy atmosphere, whilst the kitchen area is comprehensively fitted with an excellent range of contemporary cupboards and drawers at both base and eye level, whilst incorporating modern Neff appliances. The attractive marble effect worktops are complemented by the central breakfast bar with solid oak top providing plenty of room for food preparation, pleasing any keen cook. There is attractive Karndean flooring. The utility room not only has appliance space for washer and dryer, but there's a fitted fridge freezer in there too. The large office would lend itself as a family room or a ground floor bedroom if ever required.

On the first floor are four double bedrooms, all enjoy pleasant views over the gardens, and the master suite has a range of built-in wardrobes and a stylish en-suite shower room. The guest bedroom has the benefit of a en-suite bathroom, and the family bathroom serves the other two double rooms. The house is fully double glazed and has a modern gas boiler, leading to a warm air heat exchange. 

The property is approached via a substantial gravelled driveway which provides off-road parking for several vehicles, including room for boats, caravans etc. The large double garage has light and power and electrically operated twin garage doors with adequate space above for a conversion for further accommodation, subject to the necessary planning permissions/consents. The gardens are beautifully landscaped and would please any keen gardener, whilst there is plenty of room for children to run and play. Both front and rear gardens consist of around 0.5 of an acre and enjoy a variety of specimen plants, shrubs and trees which produce a wonderful range of colour throughout the year. The rear garden has a substantial paved patio area with a feature garden pond and pergola which is engulfed in a wonderful mature wisteria and there is plenty of room to enjoy outdoor dining/entertaining in the summer months whilst admiring this idyllic setting in a feeling of seclusion and privacy.

At the end of the garden is a footbridge which gives access to the wooded private copse of around 0.3 acre, which is a haven for local wildlife. This provides a total plot size of just under an acre.

West Hill is an appealing and individual village with a mini-supermarket at its heart, which is open long hours and includes a post office. There is also a pretty church, high-achieving modern primary school, a village hall, a garage, a hairdresser, a dentist and bus services. The town of Ottery St Mary is about 2 miles away with the renowned King's School, medical centre, Sainsbury's supermarket and other shops/amenities. Exeter and the M5 (about 8 miles) are easily reached along the A30 dual carriageway. Honiton with station (Waterloo-Exeter) is about 8 miles and the coast at Sidmouth about 6 miles.

In all, a superb well-presented family home with lovely gardens that must be seen. 

DIRECTIONS What3words///starts.coasters.nurture 

SERVICES All main services are connected. 

OUTGOINGS Council Tax Band G (as per Gov.UK Website at the date of first listing) 

MOBILE AND BROADBAND COVERAGE Broadband is connected to this property, for specific checks, please use this link checker.ofcom.org.uk 

AGENTS NOTE Data protection act of 2017. We are now required to obtain proof of ID and proof of residence for any prospective purchaser before formally agreeing a sale. Photographic identification such as passport or driving licence, proof of residence, utility bill, council tax or official Inland Revenue correspondence 

IMPORTANT NOTICE 1. Every care is taken in preparing these particulars but they do not constitute nor constitute any part of an offer or a contract. They are prepared in good faith but they are for guidance only and intended to give a fair description of the property. 2. Statements contained in these particulars are not to be relied on as statements or representations of fact and are made without responsibility on the part of the agents or vendor. An intending purchaser must satisfy themselves by inspection or otherwise as to the correctness of each statement. The vendor does not make or give and neither the agents or their employees have authority to make or give any representation or warranty in relation to the property or its use. 3. Any reference to alterations to, or use of any part of the property is not a statement that any necessary planning, building regulations or other consent has been obtained. These must be verified by any intending purchaser. 4. All properties are offered subject to contract and being unsold. No responsibility can be accepted for any expenses incurred by any intending purchaser in inspecting any property which has been sold, let or withdrawn.5. The photographs show only certain parts and aspects of the property at the time they were taken. Any areas, measurements or distances given are approximate only. 6. Descriptions of a property are inevitably subjective but we endeavour to make our particulars accurate. If there are any points of particular importance please contact us before viewing and we will be pleased to check or clarify information.

Redferns is a trading name of Redferns Ottery St Mary Limited Registered in England and Wales 4817078

Registered Office 8 Mill Street, Ottery St Mary, Devon EX11 1AD