Property description

Situated on the edge of the desirable village of Stoke St Michael, Cooks Farm is an impressive 7 bedroom farmhouse, split over two floors and offering over 4500 sq. ft of accommodation. Set within a total plot of over 5 acres comprising gardens, paddock, orchard and lake.


Situation
Stoke St. Michael lies between Bath and Wells in the Mendip Hills an area of outstanding natural beauty. This traditional village has a population of towards 1,000 with a church, primary school, village shop and pub. The popular Babington House just five miles away. Wells, Shepton Mallet and Frome are close by with Bath and Bristol in easy commuting distance. Westbury, Bath and Castle Cary all provide a good mainline rail service to London Paddington. Warminster station links to London Waterloo. Bristol airport is about 24 miles away. There are excellent state and independent schools in the area including All Hallows, Downside, Wells Cathedral School, Millfield and the schools at Bruton and Bath. There is also a well-regarded primary school within the village of Stoke St. Michael. For further details see www.stokestmichael.org.uk or our web site www.roderickthomas.co.uk

Description
The main house is build of local stone, situated on the outskirts of Stoke St. Michael and is set in an elevated position above the village, taking advantage of the excellent views over the front towards the paddock and lake. The accommodation is split over two floors, the ground floor comprises drawing room enjoying a feature wood burner, stunning kitchen/breakfast room fitted with a range of bespoke cupboards and drawers with AGA and ample space for a large breakfast table. To the other end of the property the sitting room has double doors onto the courtyard, perfect for alfresco dining in the summer. To the end of the property is the family room, which is currently utilised as an office and benefits from a superb dual aspect with views over the gardens and lake.

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The first floor can be accessed via either of the staircase's and could suit a family wishing house more than one generation, as depicted on the floorplan. The master suite is located at the one end of the home which takes advantage of the setting with a Juliet balcony, dressing room off which leads through to the en-suite. There are a further three bedrooms and bathroom on the Northern wing, three bedrooms and a further bathroom on the West wing.

Outside
The property is approached via a large driveway which leads to a gravelled area providing ample parking. The garden is split into a number of different areas. The main gardens lie to the side and rear of the home and is laid predominantly to lawn with a variety of flower beds and specimen trees. To the west edge of the property there is a stream which flows into the lake. Further to this is there is a vegetable garden and courtyard which provides space to dine in the summer. There is a further two outbuildings/workshops, both with lighting and power.

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The property is split into three paddocks and an orchard. The lake is located to the northern side of the property and is bordered by trees including weeping willows. The largest of the paddocks is located to the front of the property and the lane provides good access with mains water. Agents note: A public footpath crosses the land.

Office
Adjacent to the main house is an office suite that is available via separate negotiation that occupies a former barn, currently utilised as B1 office space with permission to be converted to C3 residential dwelling. As depicted via the floorplan there is currently over 1000 sq. ft which could easily be utilised as a 2/3 bed dwelling (subject to conditions being met).

Directions
From the centre of the village with the Knatchbull Arms behind you pass Church Street on your left and take the next left into Burnt House Lane. Leave the village and take the next left into Bector Lane. Turn left again into Partman's Hill where the property can be found half way down on the right.

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.

Property Features :

• Stone period farmhouse
• 7 Bedrooms
• 4,500 sq ft of accommodation
• 5 acres of grounds
• Further outbuildings