RECTORY FARM, HORNBLOTTON, BA4 6SF

Castle Cary 5 miles, Wells 13 miles, Glastonbury 9 miles, Street 10 miles, Bath 25 miles, Bristol 28 miles (all approximate)

A beautiful Grade II listed Georgian farmhouse set within towards 6 acres of stunning gardens and grounds, together with a 2 bedroom detached annexe, garaging, an all-weather tennis court and outbuildings.

The property is located in a quiet rural hamlet between Castle Cary, Somerton and Glastonbury, enjoying superb commuting links and excellent schools including Millfield and Hazlegrove nearby.

The accommodation of the main house includes 3 reception rooms, a farmhouse style kitchen with AGA, utility room, master bedroom suite, 5 further bedrooms and 2 further bathrooms.

Accommodation

Rectory Farm is an exceptionally handsome property with all the classical features of a Georgian farmhouse adorning its westerly-facing facade. The property retains a traditional feel inside and has recently been professionally redecorated throughout. In addition to the charming main house, the annexe provides either multi-generational living or income potential, and the further assets of the property including the paddocks, gardens and outbuildings all offer the opportunity to enjoy the country life idyl.

From the parking area, a stone path leads up to the reception hall at the back of the house. From the hall, doors lead into the kitchen dining room, and at the opposite end into the drawing room. The door into the hall is beautifully constructed with top-quality oak and intricate stud work. The hall has a vaulted ceiling with exposed beams and two windows on either side of the door flooding the hall with light.

The kitchen dining room is a wonderful rustic living space with the original front door leading out to the front garden. Internally there are ceiling beams, flagstones, window seats beneath the sash windows, and a lovely inglenook fireplace with an inset wood-burning stove by the dining area. The kitchen itself has a good range of fitted solid wood cabinets with granite worktops above, a central island with a breakfast bar and an electric dual control Aga. Adjoining the kitchen, there is a most useful utility room with additional storage, plumbing for utilities, a cloakroom and a rear door.

Also connected to the kitchen, there is a sitting room which has a cosy feel with another inglenook fireplace with an inset wood burner, and storage in the alcoves on either side. The sitting room enjoys the westerly outlook with a window seat underneath.

The drawing room has elegant features including bespoke arched French doors, wide oak floorboards and another fireplace with wood wood-burning stove. The room is light and airy thanks to the triple aspect. Next door, there is a study with ample built-in shelving.

On the first floor, there is a splendid master suite with a vaulted ceiling, exposed beams, extensive built-in wardrobe space, and a blissful en-suite bathroom where there is a roll-top bath with a view, separate walk-in shower, basin, w.c and airing cupboard. There are four further bedrooms on this floor each with splendid views over the surrounding grounds, and a shower room. A further set of stairs leads from the landing up to the second floor where there is another bedroom suite with a bathroom and wardrobes.

The Annexe

Remodelled and extended by the current owners, the annexe is a super asset to the property providing a realm of possibilities for a would-be owner. The larch-clad single-storey dwelling has two double bedrooms, one with an en-suite and another with a fully serviced bathroom nearby. The main living area is a fabulous open-plan space with a full-height ceiling, a kitchen at one end with dining space, and a seating area in front of a wood-burning stove at the other. This would be the perfect long or short-term let, and indeed room for visiting or resident relatives and guests.

Outside

A sweeping gravel driveway wraps around the rear of the property through a gated entrance and up to a turning circle by the rear entrance of the house and the q garage which adjoins the annexe. Here there is parking for many cars and further vehicular access around the back of the annexe to the barn and paddocks. To the rear of the annexe, there is a boiler room which houses the wood-pellet boiler, which improves the energy efficiency of this period home.

The gardens that surround Rectory Farm are a final product of consecutive diligent custodians, most notably being the current owners, who have carefully nurtured the external areas to extremely high standards. There are many landscaping features which catch the eye around the property including the pleached lime torus where there is a lovely shaded seating area within, and the circular vegetable garden where 12 raised beds enclose another seating area, which is then bounded by a neatly clipped box hedge. There, are various other subdivided garden areas which each offer a different sensory experience with a vast array of flowers, shrubs and mature trees each passing the baton to the other to ensure year-round colour. Beyond the formal lawn in front of the main facade, there is a re-wilded area which is great for the local wildlife. In addition to the extensive gardens, there are several paddocks which could be ideal for equestrian use, or indeed home to a productive small-holding. The owners have previously kept sheep, chickens and pigs to name a few resident animals. Further self-sufficiency is provided by a productive vegetable garden where there is a greenhouse and polytunnel.

Completing this magnificent property, there is an all-weather tennis court, a nearly 3,000 square foot agricultural barn, and currently a Yurt with compost loo - again ideal for holiday lettings - which could be available by separate negotiation. The agricultural barn has been reviewed as part of a pre-planning application and is considered subject to certain criteria being met, suitable for conversion. In all, the gardens and grounds amount to nearly six acres.

About the area

Hornblotton is a rural village in the beautiful Somerset countryside between Glastonbury, Somerton, Castle Cary and Wells. All these centres together with the surrounding villages provide ample amenities and facilities. The name Hornblotton is the modern version of its ancient name of Hornblawetone, which means "The horn blower's settlement". The village has a very active village hall and a unique parish church with an “Arts and Crafts” decorated interior and the first electric clock in England to have a striking mechanism. There are excellent State & Private schools in the area including Wells Cathedral School, Millfield and Hazelgrove.

Hornblotton lies just west of Castle Cary and enjoys easy access to the countryside with many footpaths and bridleways. The village is conveniently situated off the A37 and within easy reach of Castle Cary giving this property great road and rail links, yet still enjoying a peaceful position.

The thriving village of Baltonsborough is close by and has a church, primary school, village hall, pub, and winery. The village also has a very friendly community with a number of societies and organisations.

Further south is Lydford which has a mini supermarket/petrol station and another superb pub - The Cross Keys Inn.

Other villages close by include West Pennnard, Butleigh, Lovington and Keinton Mandeville which all offer ample amenities and facilities including several primary schools, an award-winning bakery (Levitos in Lovington), pubs and village stores. There are excellent state and independent schools in the wider area including Millfield, Hazelgrove, Downside, All Hallows, Wells Blue School, Strode College, Wells Cathedral School, Ansford and the Bruton schools.

On the outskirts of the nearby town of Castle Cary (15 minutes) is the railway station with its direct line to Paddington, and the A37 just a two-minute drive away provides access south to the A303 for London and the Southwest and north to Bristol and Bath. Castle Cary is characterised by period buildings constructed of the distinctive honey-coloured stone for which the area is well known. It remains a delightful small market town with a number of traditional shops and boutiques within the Conservation Area in which a policy of strict planning control operates to prevent inappropriate development.

Services

Mains water and electricity. Private drainage. Wood-pellet boiler.

Tenure: Freehold

Council Tax Band: D

Important Notice

Roderick Thomas, their clients and any joint agents state that these details are for general guidance only and accuracy cannot be guaranteed. They do not constitute any part of any contract. All measurements are approximate and floor plans are to give a general indication only and are not measured accurate drawings. No guarantees are given with regard to planning permission or fitness for purpose. No apparatus, equipment, fixture or fitting has been tested. Items shown in photographs are not necessarily included. Purchasers must satisfy themselves on all matters by inspection or otherwise. VIEWINGS - interested parties are advised to check availability and current situation prior to travelling to see any property.

Hornblotton - a quiet rural hamlet position

Tenancy information

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