An immaculately presented barn conversion situated within Church Court on the edge of the pretty village of Brimfield, which is a pleasantly secluded setting conveniently just a 250m walk to the Roebuck Inn public house and the village centre.

• No onward chain
• Countryside views
• Immaculate barn conversion
• Charming period features throughout
• Two ensuite shower rooms
• Private rear garden
• Substantial garage/workshop
• Parking

This lovely home was converted 17 years ago and was finished to a high quality throughout including solid oak flooring and solid oak ledged doors with traditional ironwork. The property retains many original features such as exposed beams and trusses, and stone walls with feature plasterwork detail.

There is a wealth of accommodation on offer including a reception hallway/dining room, a kitchen dining room, a living room and a cloakroom situated on the ground floor.

Upstairs, there is a family bathroom and four bedrooms, two of which are ensuite.

Outside, there is parking to the front and a garage/workshop. The rear garden has lovely countryside views and features patio areas ideal for entertaining.
Orchard Barn is approached via a private driveway surrounded by open countryside leading into a wonderful courtyard comprising of the former farmhouse and three barn conversions. There is a parking space immediately in front of the property and a separate garage situated adjacent. A raised stone bed features within the centre of the turning circle and a stone pathway from here leads through the front lawned garden to the lovely oak door entrance featuring panelled windows to either side.


Entrance
As you enter the property, you are greeted by a welcoming and spacious reception hall/dining room featuring beautiful solid oak flooring, character beams and exposed feature stone walls. From here, there are doors accessing the lounge, kitchen and cloakroom and a staircase rising to the first floor.


Cloakroom
The cloakroom comprises a close-coupled WC, a wall-hung washbasin, oak flooring and an obscure glazed window to the rear.


Sitting room
Situated off the hallway to the left-hand side is a large sitting room including French doors, which lead out to a stone patio area in the garden featuring fantastic views over the fields and surrounding countryside towards the village church.

This room has solid oak flooring, wonderful character beams and a brick-built fireplace with a stone hearth and wooden mantle featuring an electric log-burner effect fire.


Kitchen
To the right-hand side of the property is a wonderful country kitchen featuring classic cream/ivory shaker style wall and base units, with solid wood blockwork tops incorporating a one-and-a-half bowl Frankie corner sink with mixer tap.

The kitchen features lots of character throughout including beautiful ceiling beams and feature windows, which look out to the rear garden, and a stable-style door leads out to the garden.

There is a Range cooker with a stainless-steel splashback and an extractor fan. Integrated appliances include a fridge, a freezer and a dishwasher. There is space for a tall fridge freezer, tile effect vinyl flooring and plenty of space for a large farmhouse kitchen table and chairs.

The kitchen has an extremely useful pantry cupboard housing the boiler and plumbing for a washing machine and tumble dryer.


First floor
A charming oak staircase leads up to the first floor, which has exposed stone walls and a large galleried landing with six-panel windows looking out over the rear of the garden and wonderful views.

This level has an abundance of character features, exposed stonework, exposed beams and exposed trusses. There is also an area ideal for the placement of seating or a desk on the landing.


Master bedroom
The master bedroom is situated to the left side of the property, with a window to the side aspect.

This lovely master suite has its own ensuite shower room comprising a pedestal washbasin, a close-coupled WC and a large rectangular shower enclosure with a Grohe mixer shower.


Bedroom two
The second bedroom is a spacious double room featuring a window to the front with pleasant views over the courtyard.

This bedroom also has a lovely ensuite comprising a close-coupled WC, a pedestal washbasin and a large Quadrant shower enclosure with a Grohe mixer shower and mosaic tile detail.


Bedroom three
Bedroom three is conveniently situated adjacent to the family bathroom and features a large window overlooking the courtyard area.


Bedroom four
The fourth bedroom is situated adjacent to bedroom two and includes lovely views over the courtyard from the window at the front.


Family bathroom
The family bathroom comprises a close-coupled WC, a pedestal washbasin and a bathtub with a Grohe shower mixer above and a glass shower screen.


Garden
The rear garden is accessed from the kitchen via a stable-style door leading out onto a patio area, with a nice lawned garden beyond.

There is a brick-paved pathway meandering through the garden to a wooden archway, where there is an area of hardstanding ideal for housing a shed.

The garden is bounded by mature hedgerows and trees. There is a further raised patio area accessed from the living room providing a great spot for outdoor entertaining. The garden also features wonderful views over the surrounding countryside.

The property has mains electricity, water and drainage.
There is an LPG underground tank.

A Worcester Greenstar HE Plus LPG combination boiler provides the central heating and hot water.

Council tax band E

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.