COMMUNICATIONS
Tisbury 4 miles, A303 5 miles, Shaftesbury 10 miles, Salisbury 11 miles. Mainline train: Salisbury to London (Waterloo) 90 mins, Tisbury to London (Waterloo) 110 mins. International airports: Bournemouth International and Southampton Airport 36 miles.

SITUATION
The property lies to the west of Salisbury and Wilton (the ancient capital of Wessex) and Tisbury, with the nearest mainline rail connections and principle facilities lying similarly, within each reach. The A30 is conveniently accessible to the south, connecting the cathedral City of Salisbury with the market town of Shaftesbury to the south west. The A303 can be accessed to the north (via Chilmark) connecting London and the West Country.

EDUCATION
There is a good selection of public and private schools nearby including St Mary’s Shaftesbury, Bryanston, Port Regis and Sandroyd, with girls and boys grammar schools in Salisbury. For further details for independents see www.isc.co.uk and www.wiltshire.gov for state schools information.

LOCAL & RECREATIONAL
The area is perfect for country walks, cycling and riding opportunities serviced by a network of footpaths and bridleways. The award winning C14th coaching inn The Compasses at Lower Chicksgrove is within walking distance. The nearby town of Tisbury has a good array of independent shops and services, with main shopping and recreational facilities in Salisbury and Shaftesbury within easy reach. The military landmark of the Fovant Badges lies nearby to the south of the A30. These chalk cut cap badges, representing British and overseas armies, are imprinted in the hills as historic testimony to WWI and its connection with Fovant, Sutton Mandeville and Compton Chamberlayne villages. Racing is at Salisbury. Golf is at Rushmore Golf Club and sailing can be enjoyed on the south coast. Further tourism and leisure information from www.visitwiltshire.co.uk.

ANGEL COTTAGE - LOT 1
Angel Cottage is a privately situated detached 2/3 bed cottage situated below a country lane and occupying a quiet, rural position on the edge of Sutton Mandeville village. Lying in the Cranborne Chase and in an Area of Outstanding Natural Beauty the cottage enjoys a heavenly position. The property is accessed from the driveway to the east of the house, through a 5-bar gate which opens into an area of gravel parking with a large detached garage. A path leads from the driveway down to the property and on to the terrace. Angel Cottage is constructed of local Chilmark stone under a tiled roof and dates back to 1768. Extended in 2005 the property was substantially improved and enhanced with the addition of a large country style kitchen/dining room whilst maintaining its traditional character with exposed beams. The property and land make a perfectly packaged and well presented smallholding.

HOUSE SUMMARY
• 2/3 bedroom country cottage (1790 ft² GEA) • Sitting room with inglenook fireplace and woodburning stove • Study with stove • 19’ x 13’ kitchen with Esse range, tall ceiling and velux roof lights • Family bathroom • Separate utility room

OUTBUILDING
A good sized garage is situated in the grounds of the cottage • Timber framed double garage/workshop 5.9m x 5.4m (344 ft² GIA)

GARDEN
Set down from the lane and screened by a tall hedge abounding the property, the garden wraps around the west, north and east sides of Angel Cottage. The property enjoys a perfect elevated view of unspoilt countryside with ringfenced pasture and rolling fields to the north, grazed by neighbouring farmers. The country lane to the north lies below the cottage and is screened by a mature hedge boundary. A flagstone paved area ensures a perfect base for entertainment and enjoyment of the vista. The lawn and terraced garden with its well framed borders is filled with colour and hosts a wide variety of mature shrubs and perennials. A small pond is landscaped into the herb garden area nearest the kitchen, creating a true haven for wildlife and adding to the rural idyll. In all the garden and grounds extend to about 0.4 acre.

LAND & FARMBUILDING LOT2
The land is divided into two fields with post and stock proof fencing and mainly laid to permanent pasture. The main access is through a field entrance about 100 metres from the property on the opposite side of Glasses Lane to the south. It can also be accessed from the public footpath up the bank leading to the orchard, vegetable garden and land beyond. The fields are mainly level and Grade 2 according to the DEFRA Land Classification Plans, being of very good quality and eminently suitable for grazing or growing crops. The soil type is indicated as Bromsgove, defined as well drained coarse loamy soil over soft sandstone. The land has been farmed for several years and has achieved organic status.

LAND & FARM BUILDING SUMMARY
Perfect smallholding facilities comprising: • Pasture fields • Orchard and vegetable garden • Timber frame agricultural barn 13m x 10m (130m²) with water and power • Organically managed through the Soil Association • Holding No. 45/277/0052 In all the land amounts to about 4.6 acres. The total area of the cottage, grounds and land amounts to about 5.1 acres.

AGENTS NOTES
Property Misdescriptions Act 1991 Fox Grant and their clients give notice that: They have no authority to make or give any representations or warranties in relation to the property. 1. These particulars have been prepared in good faith to give a fair overall view of the property, do not form any part of an offer or contract and must not be relied upon as statements or representations of fact. 2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Fox Grant have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. Plans, Areas and Schedules These are based on the Ordnance Survey and are for reference only.

SINGLE FARM PAYMENTS
SFP entitlements may be available by separate negotiations. Details from the agents and solicitor.

SOLICITORS
Trethowans Tel: 01722 426982 Attn. Nicola Smith

LOCAL AUTHORITY
Wiltshire Council Tel: 0300 456 0100

COUNCIL TAX
Band D. £1,449 payable 2011/12.

SERVICES
Mains water, electricity, and private drainage to a septic tank. Oil fired central heating. LPG gas to second hob. Broadband connection available to the property.

FIXTURES & FITTINGS
Unless mentioned specifically all fixture, fittings and garden ornaments are excluded from the sale.

TENURE
The property is sold Freehold and will be sold with vacant possession on completion.

PARTICULARS
Prepared by Lindsay Burden in December 2011.

DIRECTIONS
From Salisbury head west (A30) towards Shaftesbury. After Fovant village take the second right turn into Glasses Lane. Angel Cottage is the third property on the right. See location map for alternative routes.

POSTCODE
SP3 5NB

VIEWINGS
All viewings strictly by appointment through the agents on 01722 782727. Please contact Lindsay Burden or William Grant for further details.

Property Misdescriptions Act 1991 Fox Grant and their clients give notice: 1. They have no authority to make or give any representations or warranties in relation to the property. 2. These particulars have been prepared in good faith to give a fair overall view of the property, do not form any part of an offer or contract and must not be relied upon as statements or representations of fact. 3. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents. Fox Grant has not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.