Tapsterwater, Luppitt, Honiton

A characterful and beautifully presented spacious thatched cottage in heart of the village. Available unfurnished for 12 months plus. Accommodation Includes; Hallway, Two Reception Rooms, Kitchen, Ground Floor Bathroom, Two Double Bedrooms, Ensuite Cloakroom, Garden, Parking. NO Smokers, A Pet (terms apply)/A Child Considered. Available Immediately. EPC Band: TBC. Tenant Fees Apply

ACCOMMODATION INCLUDES
Part glazed front door from covered porch leads into

ENTRANCE
With stairs rising, radiator and fitted carpet.
Door to;

DINING ROOM 5.34 x 2.96 (17'6" x 9'8")
Feature beam wall separates to two reception rooms, alcove shelving, feature stone walls, bay window, radiator, telephone point and fitted carpet.

Step down to;

SITTING ROOM 4.87 x 2.98 (3.84) (15'11" x 9'9" (12'7"))
Inglenook fireplace with feature woodburner (this is not in use), feature stone wall, beams, window seat, alcove shelving, television aerial, radiator and fitted carpet.

KITCHEN
Comprising wood fronted wall, base and drawer units with worksurface, inset stainless steel sink, electric cooker with extractor over, space for washing machine, under counter fridge and freezer, radiator and vinyl floor.

Door and step down into;

INNER HALL
Cupboard housing the water tank with immersion and oil fired boiler, vinyl floor.
Door to sitting room, and door into;

BATHROOM
White suite comprising of bath with mixer tap shower spray, pedestal wash hand basin, low level WC, wall cabinet, radiator, extractor fan and vinyl floor.

STAIRS AND LANDING
Stairs lead to landing with storage cupboard over the stairs, radiator and fitted carpet.

Doors to;

BEDROOM ONE 4.54 x 2.79 (2.16) (14'10" x 9'1" (7'1"))
Double with built in wardrobes, radiator and fitted carpet.

Door to;

ENSUITE CLOAKROOM
Comprising low level WC, wash hand basin, mirror, wall cabinet and vinyl floor.

BEDROOM TWO 3.57 x 3.04 (11'8" x 9'11")
Double with walk in wardrobe, radiator and fitted carpet.

OUTSIDE
The property is approached over a shared pathway with metal gate leading to Robins Roost.
Pathway leads to the thatched porch over front door. Steps up to the front garden which is laid mainly to lawn with shrub boarders and seating area.
Fence screens the oil tank.

SERVICES
Mains electric and water. Oil fired central heating. Septic tank drainage (shared with neighbouring properties). Council Tax Band: C
EPC Band: TBC

SITUATION
Robins Roost is set in the centre of Luppitt village, which has a church and village hall. The market town of Honiton is 6 miles to the south and provides a good range of shopping and other facilities. The A30 providing a link to Exeter which is within 4 miles, whilst 14 miles to the north is Taunton, the County town of Somerset with access to the M5 Motorway at junction 25. There is also a rail link to London Paddington.

DIRECTIONS
From the centre of Honiton proceed east as though joining the A30 and on the slip road just before joining the A30 take the left hand turn signposted Luppitt and Dunkeswell. Follow this road to the top of the hill and keep right at Limers Cross signposted Luppitt. After a further 2 miles turn right at Luppitt Cross signposted Luppitt and Beacon (opposite a left turn to Dunkeswell), follow the road dropping down the hill into the village of Luppitt, passing the church on the right, you will pass the village hall hall on your left, follow the road down to the ford and the parking for the cottage is on the left hand side by the garages.

LETTING
The property is available for a period of 12 months plus on an Assured Shorthold Tenancy, unfurnished and is available Immediately. RENT: £900 per calendar month exclusive of all charges. Where the let permits a pet the rent will be increased to £950. DEPOSIT: £1,038 returnable at end of tenancy subject to any deductions. All deposits for a property let through Stags are held on their Client Account and administered in accordance with the Tenancy Deposit Scheme and Dispute Service. No Smokers. A Pet (terms apply)/A Child Considered. Viewings strictly through the Agents.

HOLDING DEPOSIT AND TENANT FEES
This is to reserve a property. The Holding Deposit (equivalent of one weeks rent) will be withheld if any relevant person (including any guarantor(s)) withdraw from the tenancy, fail a Right-to Rent check, provide materially significant false information, or fail to sign their tenancy agreement (and / or Deed of Guarantee) within 15 calendar days (or other Deadline for Agreement as mutually agreed in writing). For full details of all permitted Tenant Fees payable when renting a property through Stags please refer to the Scale of Tenant Fees available on Stags website, office or on request. For further clarification before arranging a viewing please contact the lettings office dealing with the property. Clarification before arranging a viewing please contact the lettings office dealing with the property.

TENANT PROTECTION
Stags is a member of the RICS Client Money Protection Scheme and also a member of The Property Redress Scheme. In addition, Stags is a member of ARLA Propertymark, RICS and Tenancy Deposit Scheme.