A stunning country cottage set in 3.5 acres including superb gardens, orchard, paddocks and stabling.

• Approximately 3 acres of fields
• Perfect small holding
• Characterful property
• Three double bedrooms
• Beautiful country cottage gardens
• Three bay carport with side store
• Ample off street parking
• Large vegetable lot
• Workshop and stores
• Stunning countryside views

Approaching the property from the road there is a private gated gravelled driveway leading up to the house, carports, stores, vegetable lot and several outbuildings. There is a large drive in front of the house with ample space for several vehicles and steps leading up to the front door.

Entering the property through the delightful porch with wooden windows you step into the extravagant sitting room with wooden flooring, recessed spotlights, a brick fireplace with log burner and an accent stone wall. The stairs are located to the right side of the room and steps down leads into the kitchen which opens into the magnificent triple aspect oak conservatory.

Beautifully presented, the kitchen has been finished to a high standard with tiled floorings, wooden wall and base units with tiled backsplash and one and a half bowl sink with drainer, and space for appliances.

To the side of the kitchen is the useful L-shaped utility room which houses the downstairs WC, has a stable door to the garden and comprises of matching wall and base units to the kitchen with bountiful space for appliances.

At the opposite end of the kitchen is a staircase leading both up and down, moving up brings you to the dual aspect double bedroom benefiting from a built-in wardrobe.


Lower ground floor
Following the stairs down you enter the characterful snug with arched recesses, flagstone flooring, a living flame gas stove and patio doors to the garden. From here there is a door into the dining room where the stone flooring continues. The dining room features a historical animal feed shoot and gorgeous timber beams adding a period atmosphere to the room.

Another door from the snug leads into a separate entrance hallway leading out to the gravelled drive which includes three built-in cupboards housing the water purification system, water softener and lift. Doors from the hallway lead into an office and the downstairs wet room comprising of a walk-in shower, WC and handwash basin.


First floor
Access via the staircase in the sitting room, the first-floor accommodation includes two double bedrooms, a dressing room and a family bathroom. The loft can be accessed from the landing.

Bedrooms one and two are situated at the front of the property with bedroom one benefiting from dual aspect windows and a walk-in wardrobe. To the rear of the property is a sizeable dressing room and the family bathroom comprising of a bath with shower above enclosed in a feature church arch, a WC, a handwash basin and cupboard.


Cottage gardens and small holding
The epitome of a country garden, this property includes gardens to the front and rear which have been meticulously planned and lovingly cared for. Both gardens are mainly laid to lawn and are bordered by hedge rows, and have mature shrubs and trees planted throughout. Included in the garden is a veg plot, potting shed, art studio and patios radiating from the front elevation and the dining room. The front patio is south facing and has a unique feature well and a pagoda with foliage growing around it creating the perfect space to enjoy a morning coffee or evening meal. While the rear patio is the ideal venue to entertain friends and family, beautifully blending the inside and outside.

For a small holding, this 3-acre plot holds a plethora of outbuildings and spaces, including a three-bay carport with side store, an additional storage building, an orchard area with an assortment of mature fruit trees including plum, apple and walnut, and a vegetable lot. The current owners have a menagerie of chickens, geese, goats, pigs and alpacas and there are several outbuilding supporting the use, including a large chicken coup with pond and attached feed store, a goat shed with a canopy / stable which could be adapted easily for equestrian use and all the animal areas (excluding the pigs) have power, lighting and water from a well on the property.

This truly is a wonderful home where you can let your imagination run free and create your own sustainable slice of paradise.


Services
A bore hole supplies the water to the house.

Oil central heating.

Mains electricity.

Septic tank.

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.

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 for any of the following reasons:   

1. Any significant material issues highlighted in a survey that were not evident or drawn to the attention of you the buyer prior to the Memorandum of Sale being issued.
2. Serious and material defect in the seller’s legal title. 
3. Local search revealing a matter that has a material adverse effect on the market value of the property that was previously undeclared and not in the public domain.  
4. The vendor withdrawing the property from sale.

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 by the vendor of an offer from the buyer and a positive completion of an assessment of the buyer’s financial status and ability to proceed. Once the reservation fee has been paid, any renegotiation of the price stated in the memorandum of sale for any reason not covered in points 1 to 4 above will lead to the reservation fee being retained. A further fee will be levied on any subsequent reduced offer that is accepted by the vendor. This further fee will be subject to the same conditions that prevail for all reservation fees outlined above. 

Should a buyer’s financial position regarding the funding of the property prove to be fundamentally different from that declared by the buyer when the Memorandum of Sale was completed, then the Vendor has the right to withdraw from the sale and the reservation fee retained. For example, where the buyer declares themselves as a cash buyer but are in fact relying on an unsecured sale of their property.