Main House: Entrance lobby, entrance hall, drawing room, dining room, 2 conservatories, kitchen/breakfast room, cloakroom, 5 bedrooms, 2 bathrooms.

Adjacent Brew House: Sitting room, kitchen/breakfast room, bedrooms 6 & 7, bathroom.

A good range of outbuildings including a triple car port, stores and games room. Attractive gardens extending to just over 1 acre.

The farmhouse is believed to originate from the 1600’s and provides good quality, modernised family accommodation. The house was substantially rebuilt around 25 years ago retaining a lot of character features including fine stone fireplaces and a wonderful brick fireplace in the brew house including the original bread oven. There are also exposed timbers to walls and some of the ceilings. The property has been subject to further modernisation in recent years including updating of electrical and plumbing systems and now provides a well presented home with flexible accommodation. In addition to the main farmhouse there is an adjacent brew house which can either be incorporated into the accommodation or can be used as a separate self contained cottage, ideal for holiday lets or relatives. There are also a good range of outbuildings that have the potential to provide a useful studio or home office in addition to garaging and storage. The principally south facing garden includes various terraces and lawns interspersed with mature shrubs, specimen trees and fruit trees that border farmland to the south and provides a very attractive setting.

The property is located in the small hamlet of Knighton situated in the midst of attractive rolling downland designated as an Area of Outstanding Natural Beauty. There are excellent walkways and bridle paths accessible from the property throughout the surrounding countryside. There is easy access to sailing at Seaview and Bembridge; Ryde School (about 4 Â 1/2 miles); Newport town centre (about 5 miles). Also convenient are mainland ferry links from both Ryde and Fishbourne (about 5 miles) and East Cowes (about 8 miles).

Accommodation:

Double doors to:

Entrance lobby with flagstone flooring and part glazed doors to entrance hall and kitchen.

Entrance hall wooden flooring, staircase to first floor. Fitted cupboard with electric meters.

Cloakroom with WC, wash hand basin and space and plumbing for washing machine and a dryer.

Drawing room A wonderful light reception room with good ceiling heights, stone inglenook incorporating a wood burning stove, flagstone hearth and oak beam. Exposed beams to wall and ceiling. Door to covered porch and gardens. Leaded light internal window to hall.

Dining room Exposed beams to wall and ceiling, stone inglenook fireplace with raised flagstone hearth (currently sealed) with fitted cupboards and bookcases to recesses to either side.

Conservatory South facing and overlooking the gardens with a quarry tiled floor and two sets of French doors to the garden. Timber construction with sealed unit double glazed windows and twin fans under.

Kitchen/Breakfast room comprising a range of base and wall cupboards, twin bowl stainless steel inset sink and granite worksurfaces. Built in electric oven and halogen hob, electric 3 oven Aga fitted in 2006 both with extractor fans over. Built in dishwasher, space for large fridge/freezer. Built in cupboard housing the Grant oil fired boiler. Double French doors to:

Garden room Timber framed with glazed windows and a door to the garden, flagstone floor. Storage cupboards.

First Floor

Landing with walk in airing cupboard housing twin hot water tanks and slatted shelving. Window overlooking the gardens. Staircase to second floor.

Bedroom 1 Exposed beams to ceiling, twin aspect with westerly country views and built in wardrobe cupboards.

Bathroom 1 Recently extensively refurbished bathroom comprising a panelled bath with mixer tap and shower attachment. Tiled shower cubicle with thermostatic power shower, vanitory unit with marble worksurface and WC. Exposed beams to wall and ceiling. Heated towel rail.

Bedroom 2 Overlooking the front garden and fields to the west. Exposed beams, walk in store cupboard.

Bedroom 3 South and east aspects overlooking the gardens and countryside beyond. Walk in wardrobe.

Bathroom 2 Comprising a white suite of panelled bath with mixer tap and separate Mira shower over with screen, vanitory unit and WC.

Second Floor

Attic bedroom 4 A characterful room with exposed beams to sloping ceilings, Velux window and small side window. Door to:

Study/Bedroom 5 Velux window and built in cupboards housing cold water tank.

THE BREW HOUSE
Sitting room Stable door to rear courtyard. Brick inglenook fireplace with wood burning stove, flagstone heath and bread oven. Impressive central beam. Inter connecting door to farmhouse.

Kitchen Fitted with modern base and wall units, 1 Â 1/2 bowl stainless steel inset sink and worktops. Space for oven, fridge, washing machine and dishwasher. Window overlooking the rear courtyard and door to front courtyard. Staircase to first floor.

Landing Airing cupboard with hot water cylinder and slatted shelving.

Bedroom 6 Exposed beams, sloping ceilings and Velux window. Door to:

Bedroom 7 Exposed beams, window overlooking the gardens.

Bathroom Panelled bath with mixer tap and shower attachment and separate Triton shower over, pedestal wash hand basin and WC.

Outbuildings To the east of the farmhouse are a good range of outbuildings which are partially constructed of stone and comprise:

Store room Concrete floor, power and lighting.

Wood store Lighting.

3 Bay Open Fronted Car Port Under a corrugated roof with concrete flooring and lighting with a sliding door to the rear elevation. Door to:

Games room A useful room with 2 windows to the northern elevation, concrete flooring, power and lighting with potential to be used as a studio or home office, subject to the necessary consents. To the rear is a brick built garden store.

Outside
The front of the property is enclosed by stone walling and a tarmac drive leads through a five bar gate to a parking area adjacent to the house, from which wide steps lead down to a flagstone paved courtyard and onto the principle entrance to the farmhouse. A gravel driveway leads on past the brew house to a more extensive parking area to the front of the outbuildings.

The principle gardens lie to the south and west of the farmhouse where terraced lawns are interspersed with rose borders, shrubs and a range of specimen trees including a tulip tree and walnut tree. Adjacent to the house is a large flagstone paved terrace accessible from both conservatories providing a wonderful south facing outdoor dining area overlooking the garden with an infra red wall mounted heater over. There are further terraces to the east of the house backing onto the stone wall of the outbuildings which are clad in roses providing an attractive sun trap. To the east of the Brew House is a further stone paved courtyard, ideally suited for the use of the brew house. In all the property extends to just over 1 acre (0.43ha).

Directions
Approaching from Newport or Arreton, from the Hare & Hounds Public House situated adjacent to Robin Hill, proceed towards Ryde and after 2 miles take the turning right at the bottom of the hill signed to Knighton. Follow the lane for half a mile and Knighton Farm will be found on the left hand side, just before the right hand bend.

From Ryde, proceed south along the Ashey Road, towards the downs and past the turn left to Brading, taking the next left at the bottom of the hill signed to Knighton. Follow the lane for half a mile and Knighton Farm will be found on the left hand side, just before the right hand bend.

Postcode PO36 0NT

Tenure Freehold.

Services Mains water (currently free of charge) and electricity. Private drainage. Oil fired central heating supplemented by electric heaters in the main house attic rooms. Electric Aga.

Viewings All viewings will be strictly by prior arrangement with either of the joint selling agents:

Christopher Scott Tel: 01983 242121
Seafields Tel: 01983 812266

MISDESCRIPTIONS ACT 1991
Christopher Scott and Seafields for themselves and the vendor of this property whose agents they are give notice that:

i The particulars are set out as a general outline only for the guidance of intending purchasers and do not constitute, nor constitute part of, an offer or contract.
ii All descriptions, references to condition, necessary permissions for use and occupation and other details are given in good faith and are believed to be correct, but any intending purchaser should not rely on them as statements or representations of fact and must satisfy themselves by inspection or otherwise as to the correctness and accuracy of each of them.
iii No person in the employment of Christopher Scott or Seafields has any authority to make or give any representation or warranty whatever in relation to this property.