A fantastic house with plentiful accommodation set within 5.65 acres of gardens and grounds in the beautiful Herefordshire countryside.

• 5.65 acres of grounds
• Scope to reconfigure
• Kitchen ripe for redevelopment
• Conservatory
• Principal bedroom with private balcony
• Two ensuite bedrooms
• Outbuildings
• Paddock and stable block
• Two utility rooms
• Garage

Holbatch House is enclosed within an expansive mature garden and enjoys a simply stunning panoramic outlook over the Herefordshire countryside.

The property provides additional business opportunities and a great canvas for potential development.

Holbatch House is approached via a generous driveway which can accommodate parking for plenty of vehicles. The front garden has mature trees and plantings to its borders and a lawned section in the centre.


Entrance
As you enter the property you are greeted by an inviting entrance hallway situated in the heart of the home, providing immediate access to the living room, snug/morning room, dining room, downstairs bathroom, and the first floor of the property.


Reception room
The reception room is located on the right side of the property just off the entrance hallway and adjoins the conservatory via French doors. The room has a stunning wooden feature wall with a feature fireplace with marble surrounds.


Conservatory
This beautifully fitted conservatory is engulfed by a mass of natural light and provides breathtaking views of the garden and Herefordshire countryside beyond.

Fitted with solid wooden floors and French doors that open out onto the garden patio, the space truly makes the most of the property’s outlook.


Dining room
The traditional dining room can be accessed through multiple entrances and provides an inviting space large enough to comfortably seat eight people.

The room benefits from large bay windows, wooden flooring, and a coal-burner that radiates warmth.


Snug/morning room
This room benefits from dual aspect windows that bath the space in light, wooden flooring, built-in cabinets that provide a multitude of storage opportunities, and a substantial oil-burning fireplace*.
*Needs to be reconnected


Kitchen
Adjoining the snug/morning room is the kitchen incorporating a large wash basin, dual electric ovens, a gas-fired hob and an array of traditional wooden wall and floor units finished with sturdy worktop surfaces. Out of the back of the kitchen lies a convenient larder that provides useful additional storage.

The kitchen has the potential to be expanded into the snug or towards the hallway and utility room at the rear of the property. This redevelopment and reconfiguration of the downstairs living accommodation could create an open-plan kitchen/family/living room providing a versatile environment for cooking, spending quality time with family, and taking in those incredible countryside views.


Inner hallway and utility rooms
The first utility room is located opposite the kitchen and is bathed in light from the extensive windows that look out over the back garden.

A large hallway runs adjacent to the kitchen and utility room, providing additional access to the front and rear of the property. This hallway also leads to the second utility room that offers a sizeable space for laundry and/or a practical room for dogs.


First Floor
On the first floor landing you have immediate access to a WC along with a practical study space ideal for those working from home.


Bedroom one
The spacious principal bedroom is positioned to the right of the property, with plenty of space for a double bed and standing furniture. The room is packed with character, ranging from the solid wooden flooring, charming fireplace, and impressive balcony that captures the rolling fields that neighbour the property.


Bedroom two
Situated to the back of the property, this spacious room benefits from a dual-aspect outlook along with double doors that provide access to a generously sized balcony. The room is serviced by an ensuite comprising of a wash basin, WC, bidet, and bath with shower over.


Bedroom three
Bedroom three is another fantastically light and airy room as a result of the dual aspect windows that look out over the front and side of the property. The ensuite servicing this room contains a wash basin, WC, and shower.


Bedroom four
Positioned at the front of the property, bedroom four comfortably fits a double bed while also providing a built-in wardrobe and ample room for standing furniture.


Bedroom five
Bedroom five is a single-aspect room situated at the rear of the property that enjoys views of the garden. The room provides adequate space for a double bed and benefits from an array of fitted cupboards.


Family bathroom
This wonderfully spacious bathroom provides access to the eaves and is fitted with a WC, wash basin, and Jacuzzi spa-bathtub


Gardens and grounds
The property is encompassed within 5.65 acres of grounds, comprising a mixture of gardens and three paddocks.

To the west of the property lies a very flat square of grass that in a previous life was once a thriving vegetable patch.

The main lawn of the property is southward facing and is bathed in natural light throughout the day. The sizeable patio area provides a great space for alfresco dining, and a path leads directly to the idyllic central pond.


Outbuildings
The property contains a mixture of outbuildings, catering for a multitude of needs.


Summer house
The summer house is tucked away in the back corner of the garden. This wooden lodging is perfect for a summertime barbeque, the inside space can comfortably house a table and chairs and is equipped with a small kitchenette and WC.


Barn
To the side of the driveway lies a large barn that is currently being utilised as a garage but with a little refurbishment could house American-style stabling.


Sheds
The property has a variety of sheds that run along the garden hedgerow, while a handy log store can be accessed via the patio.


Stable block and paddocks
A small stable block and shelter are located at the bottom paddock of the property. The two fields located to the side of the property offer a unique opportunity to generate additional income via the provision of a campsite.

Electrical power points have been installed throughout the paddocks along with an outdoor WC and disposal hut.

Oil-fired heating, liquid propane gas, mains electricity, private water and a septic tank.

Council tax band F

Reservation Fee - refundable on exchange

A reservation fee, refundable on exchange, will be payable by the Buyer to Andrew Grant Sales Limited prior to issuing the Memorandum of Sale and marking the property as Sold Subject to Contract. This fee will be reimbursed upon Exchange of contracts.

In the instance the Seller withdraws from the sale the fee will be returned to the Buyer. The fee will be retained by Andrew Grant Sales Ltd to cover costs in the event the Buyer withdraws from the purchase or doesn't Exchange within 6 months of the fee being received other than as a result of:

1. Any structural or material issues arising from any survey that has not previously been disclosed
2. A defect in the seller’s legal title
3. The local searches reveal any matter that has a material adverse effect on the market value of the property that were previously undeclared or unknown

The reservation fee levels are as follows:
an agreed offer under £500,000 will be £750 inclusive of vat
an agreed offer between £500,000 and £1,000,000 will be £2,000 inclusive of vat
all agreed offers over £1,000,000 will be £3,000 inclusive of vat

The reservation fee is payable upon acceptance of an offer which itself is subject to an assessment of ability to proceed. Any renegotiation of an accepted price after the issue of the Sales Memorandum for any reason not covered in points 1 to 3 above will lead to the reservation fee being retained. A further fee will be payable on any subsequent reduced offer accepted by the vendor. This will be returnable subject to the conditions that prevail for all reservation fees.