Payhembury, Honiton, Devon

THE PROPERTY.
Luton Barton House is a fascinating and particularly handsome Grade II Listed residence which has origins in the late Medieval period, most probably between 1450 and 1500, when is was an open Hall House as evidenced by two blackened roof trusses. This was the earliest form of dwelling in the country with the hall often being centred around an open fire and the smoke simply percolating through the thatch. The fireplaces and first floors were a later addition (possibly in the late 16th to early 17th century in Luton Barton House’s case) and the property has evolved considerably over the centuries which only adds to its intrigue and allure. On that note, there were several pairs of Medieval shoes found in the loft which would have been placed there to ward off spirits and protect the inhabitants.

The entrance hall is formed from two plank and muntin screens leading to the sitting room which features a magnificent fireplace with a massive stone lintel (perhaps taken from Dunkeswell Abbey on its dissolution) supported on Beerstone jambs. The dining room to the left of the main entrance has a remarkable moulded cross-beamed ceiling, a rare feature, along with another fine inglenook fireplace with large chamfered bressummer beam. There is also the remains of a possibly 17th century oven, an Elizabethan window recess in the kitchen and several exposed cruck beams to the first floor.

The property is of traditional construction with principally cob and rubble elevations, which have been re-rendered in lime, and due to the thermal mass of the walls the house is warm in winter and remains cool in the summer. The roof and thatch, along with the ceilings and joists upstairs, were rebuilt about 35 years ago and it is worth noting that there are sophisticated fire protection systems in place.

Luton Barton House is found in beautiful order and the property has been renovated and refurbished with great care and sympathy given to the historic nature of the building. It has been a much cherished family home for over 20 years and the significant improvements have included rebuilding the kitchen, bathroom and cloakroom, replacing the cills andwindows to double glazed units, adding beautiful quality oak furnishings, modernising the electrics, replacing the ground floor flooring and adding oak porches in the vernacular style to the two rear doors.

Luton Barton House is a true piece of old Devonshire and although it has ancient origins, offers very comfortable living with all the modern conveniences one would expect.

GARDENS & GROUNDS.
Luton Barton House has great kerb appeal and is approached through impressive wrought iron gates which lead onto a gravelled driveway which is flanked by lawns interspersed with several mature trees. The majority of the garden lies to the rear of the house and the property enjoys a right of access over a track to the side which leads to the rear access with double timber gates leading through to an attractive paved and brick courtyard. This provides ample parking to the side of the house where there are several outbuildings including a log store and implement store, and a well-appointed workshop. Within the courtyard is a lovely seating area and greenhouse.

To the east is an area of lawn where there are some splendid trees and an orchard, and a gate then leads through to the studio/summerhouse. This is a very large detached outbuilding which has a great variety of uses and has a superb veranda to the front, window shutters and a wood burner.

SITUATION.
Luton Barton House is located in the tiny hamlet of Luton, which in turn is positioned midway between the picturesque and highly desirable villages of Broadhembury and Payhembury. The property sits amongst some of East Devon's most attractive rolling countryside on the edge of the Blackdown Hills Area of Outstanding Natural Beauty and two miles to the east are the magnificent earthworks of Hembury Hill with stunning views over the Otter Valley to the south and Dartmoor to the west. Although semi rural, it is readily accessible to the neighbouring villages which are only a mile or so away, as well as the busy market town of Honiton which is about a fifteen minute drive. Both Broadhembury and Payhembury have strong communities with many social events throughout the year and have village shops, primary schools and active churches.

Honiton lies about 6 miles to the south east and has a variety of independent shops and supermarkets, sport and leisure facilities and main line rail link to London Waterloo. Trains also stop at Feniton Station which is about a ten minute drive away, or alternatively the express link to Paddington from Tiverton Parkway is about 12 miles away. The Cathedral City of Exeter, Devon’s County Town, is approximately 16 miles to the west with an excellent shopping centre, theatres, sport and leisure facilities, M5 access and international airport (about 30 minutes drive). The renowned Kings School at Ottery St Mary is approximately 6 miles away and Colyton Grammar School, one of England's top co-educational state schools, is some 16 miles to the south west. The World Heritage Jurassic Coast at Lyme Bay is about 15 miles away.

DIRECTIONS.
From our office in Honiton High Street proceed in a westerly direction, turning right at the traffic lights onto Dowell Street (A373). Continue along this road for approximately 7 miles and turn left signposted Payhembury (opposite a right hand turn to Broadhembury). Proceed for approximately ¾ of a mile entering Luton and Luton Barton House will be found on your left hand side just after a long stone barn on the lane side.
What3words ///watch.enlighten.salad

TENURE & SERVICES.
Freehold. Mains water and electricity with photovoltaic panels which reduce the cost of the electricity by about 50%. Private drainage - modern treatment plant installed about 5 years ago. Oil-fired central heating.

LOCAL AUTHORITY.
East Devon District Council - .
Council Tax Band: G.

ENERGY PERFORMANCE CERTIFICATE.
Exempt due to the Grade II Listing.

FLOOD RISK, BROADBAND & MOBILE.
Flood risk information can be checked through the following: gov.uk/check-long-term-flood-risk. To our knowledge, there has never been any flooding at the property but the building has flood diversion systems in place to prevent any buildup of water against the house to protect the structural integrity of the cob walls and their breathability.
The seller has advised us that Broadband is available at the property. Broadband availability can be checked through: check-er.ofcom.org.uk/
Mobile coverage can be checked through: checker.ofcom.org.uk/en-gb/mobile-coverage