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A WONDERFULLY SPACIOUS DETACHED FAMILY RESIDENCE IN AN OUTSTANDING SYLVAN SETTING WITH MAGNIFICENT VIEWS AND WITH OVER HALF AN ACRE OF MATURE GARDENS AND GROUNDS CLOSE TO THE CITY CENTRE AND UNIVERSITY PARKLAND AT PENNSYLVANIA

* ENTRANCE HALL * 2 SITTING ROOMS * DINING ROOM * STUDY * LARGE KITCHEN/BREAKFAST ROOM * CLOAKROOM * LAUNDRY ROOM * UTILITY ROOM * CELLAR * 5/6 BEDROOMS * 2 BATHROOMS * 2 EN SUITES (1 JACK AND JILL) * DOUBLE INTEGRAL GARAGE * AMPLE PARKING * GARDENS & GROUNDS OF APPROXIMATELY 0.6 OF AN ACRE

SITUATION

The property is beautifully located in a tucked away but convenient sylvan situation approached over a private tarmac driveway via a five bar gate leading to the parking area and garaging. The garden area at the front flanks the driveway approach and is planted with extremely mature shrubs and trees which provide a very high degree of privacy and seclusion. The gardens and grounds are of a particularly good size for a property so close to the city with the whole area being approximately 0.6 of an acre. The principal garden area is situated directly to the rear of the dwelling where there is an extensive paved patio with steps and gentle pathways leading down to a large level lawn protected on both sides by more mature trees and shrubs. From the rear of the property there are tremendous views over parts of the city and beyond towards the Exe estuary and Haldon Hills

Located in the heart of Pennsylvania, this property is most convenient for access to the city centre and all that is offered there including excellent banking, shopping, scholastic and recreational facilities including the recently opened new Princesshay retail development. It is also very conveniently placed for access to the motorway intersection at Sowton (3 miles) it is also handily placed for access to rail links, the coastal resorts and all the rural countryside beyond the city.

COMMUNICATIONS

Rail: Regular services of Intercity trains operate from Exeter St Davids to London Paddington, and also to Waterloo from Exeter Central.

Air: Exeter and Bristol Airports offer flights to a wide variety of national and international destinations.

Sport & Recreation: Facilities including fishing, riding, walking, racing, golf, cricket, squash, athletics, swimming, etc, are all available in the locality.

Local Authorities:

County Council: Devon County Council, County Hall, Topsham Road, Exeter EX2 4QH. Tel: 01392 382000

Local Authority: Exeter City Council, Civic Centre, Paris Street, Exeter, Devon. Tel: 01392 277888

Water Authority: South West Water plc, Eagle Way, Exeter EX2 7JX. Tel: 08001691144

SERVICES

Heating: The property has the benefit of a gas fired central heating system with radiators.

Electricity: Mains electricity is connected to the property and garage.

Water: Mains water is connected.

Drainage: Mains drainage is connected.

DESCRIPTION

Hoopern Lawn is a delightful property which has extremely spacious and adaptable accommodation in a wonderful setting, in fact once at the property it is difficult to imagine that the property is so close to the city centre. The property is believed to have been built about 20 years ago but has been substantially extended and improved by the present owners over the last ten years or so, the result of which is a greatly improved and enhanced expanded property now offering versatile accommodation with the principal rooms all facing south and so positioned to take advantage of the fabulous outlooks over the grounds, across the city and beyond towards the estuary and rolling hills.

Internal features include a very generously proportioned kitchen/breakfast room with double doors leading out onto the sun terrace, two fine sitting rooms, both of which have excellent views and access out to the gardens. There is a fine hand made American ash spiral staircase and a fabulous arched stained glass window on the landing and it even has a cool dry cellar.

Overall this is a very generously proportioned family property which offers extremely flexible accommodation suiting purchasers of a wide variety and will be of particular appeal to those who enjoy the feel of the country yet need the wonderful convenience and accessibility of the city centre.

ACCOMMODATION

The following accommodation, with approximate measurements, is afforded.

ENTRANCE WAY leads to

RECEPTION HALL: With a wood laminate floor and a feature American ash hand built spiral staircase and fine galleried balcony over. Radiator. Window to front. Cloaks cupboard.

CLOAKROOM: With wash basin, WC with concealed cistern. Fascinating tiled wall feature with inset mirror.

SITTING ROOM: 22' x 18'6 (6.71m x 5.64m) - irregularly shaped. Includes a feature inglenook brick part curved fireplace with inset wood burner and seat together with recessed log store, display niches, etc. Two radiators. Decorative coving. Double glazed casement windows overlooking the garden. Wall and ceiling lights. Ample power points. Wonderful views from here over the gardens, grounds and beyond.

SITTING ROOM (number 2): 17'3 x 14'4 (5.26m x 4.37m) This is another lovely room with casement bay having doors leading out to the garden and from where are some fabulous views. Window to side. Gas fired Yeoman room burner. Radiator.

BEDROOM/PLAYROOM: 11'8 x 8' (3.56m x 2.44m) With window to rear and side. Radiator.

OFFICE: 8' x 6'9 (2.44m x 2.06m) With wood laminate floor. Radiator. Window to rear elevation.

BATHROOM: With a three piece coloured suite, including an enclosed continental style bath. Fully tiled walls. Low level WC. Pedestal wash basin. Part wainscot boarded walls. Ladder radiator/towel rail.

DINING ROOM: 11'6 x 11'4 (3.51m x 3.45m) With radiator. Dado rail. Window to rear. Double part glazed doors to hall together with door to kitchen.

FABULOUS KITCHEN/BREAKFAST ROOM: 30'7 x 12'2 max (9.32m x 3.71m) - irregularly shaped. This is a wonderful hand built kitchen area with a host of base units all with natural oak fronts and work surfacing together with hand built exposed brick framework features including an inset wine rack. A host of matching natural oak fronted wall cupboards, a tall storage unit. Inset space for a range style cooker (gas point) together with a brushed steel extractor hood over. Sunken spot lighting. Coved ceiling. Two radiators. Access to the second rear staircase leading up to the first floor. The breakfast area has space to seat ten and from where there are views from the casement bay window through to the gardens and beyond. Tiled floor. Telephone point. Stairs leading down to the basement room.

LAUNDRY ROOM: With an extensive range of base and wall units and including a Belfast sink with mixer tap. Matching woodwork surfacing. Floor mounted Potterton gas fired boiler. Window looking through to the garage. Concealed folding ironing board. Radiator.

REAR PORCH/UTILITY ROOM: 8'3 x 7'4 (2.51m x 2.24m) With work surfacing having inset stainless steel circular sink bowl. Door to integral garage. Window to side. Part glazed door to outside. Tiled floor.

CELLAR: 17'7 x 8'10 (5.36m x 2.69m) With double wooden doors to garden. Ample power points. This is an excellent cool storage area.

FIRST FLOOR

LANDING: This is an expansive part balustraded and part galleried landing with a feature stained glass arched window. Numerous wall lights and power points. Eaves storage cupboards. Laundry chute. Hatch to loft space. Built-in linen cupboard with slatted shelves and water tank.

MASTER BEDROOM SUITE: 19'3 x 18'2 overall (5.87m x 5.54m) - 'L' shaped. With an area which has part sloping ceiling. Window to front with fabulous views over the gardens, grounds, the city and beyond, even towards the Exe estuary. Radiator. Eaves storage cupboard and archway through to:

DRESSING AREA: With extensive wardrobe cupboards and drawers. Radiator. From here is access to:

EN SUITE: With corner bath. Large tiled shower cubicle with power shower fitment. Low level WC. Pedestal wash basin. Ladder raditor. Storage cupboard. Spot lighting.

BEDROOM 2: 18'6 x 9'7 (5.64m x 2.92m) plus door and cupboard recess. From this room there are casement doors leading to a Juliet balcony from where there are fabulous views over the gardens and beyond over the city. Large storage wardrobe. Door to:

SHOWER ROOM: This is a very convenient Jack and Jill shower room with corner shower with power fitment, WC with concealed cistern, wash basin. Built-in units. Ladder towel rail. Door to:

BEDROOM 3: 15'10 x 10'6 (4.83m x 3.2m) This bedroom also has a view to the front with fabulous views. Radiator. Spotlighting. Built-in wardrobe cupboard. Laminate floor. Return door to the landing.

BEDROOM 4: 17'10 x 8'9 (5.44m x 2.67m) With window overlooking the garden and beyond. Radiator. Wardrobe cupboard (part sloping ceiling).

BEDROOM 5: 14'4 x 12'5 (4.37m x 3.78m) With window to rear and side. Eaves storage cupboards. Radiator. Wardrobe cupboard.

BATHROOM: With three piece white suite including panelled bath with shower attachments, low level WC, pedestal wash basin. Tiled floor. Ladder radiator.

OUTSIDE

The property has an extremely attractive approach from the rear via a five bar gate leading onto a short tarmacadam driveway which provides parking and leads to the:

INTEGRAL GARAGE: 21'9 x 17'2 (6.63m x 5.23m) With large single electric up and over door. Ample power points and space for numerous additional domestic appliances.

The driveway approach is flanked as previously mentioned by numerous well established and some ancient and rather fine trees and shrubs, all of which provide a unique sylvan approach incorporating elegant steps and pathways leading gently down to the house. For convenience there is a secondary parking area located close by to the driveway entrance, principally utilised for visitor parking.

Further garden and pathways lead along either side of the property to the principal gardens and grounds which immediately adjoining the property includes an expanse of paved balustraded patio with easy access to the principally lawned extensive gently sloping garden which is surrounded by further mature trees and established shrubs and bushes and hedging, all combining to make this a uniquely placed property so positioned to take full advantage of the magnificent views. Three outside store sheds including tractor store.

THE PROPERTY MISDESCRIPTIONS ACT 1991

The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A Buyer is advised to obtain verification from their Solicitor or Surveyor. References to the Tenure of a Property are based on information supplied by the Seller. The Agent has not had sight of the title documents. A Buyer is advised to obtain verification from their Solicitor. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. Buyers must check the availability of any property and make an appointment to view before embarking on any journey to see a property.