FRICS

The Old Farm House, Bosbury, Herefordshire

Guide Price: £525,000 Freehold

A MOST IMPRESSIVE GRADE II LISTED FORMER FARM HOUSE OFFERING VERY SPACIOUS FIVE BEDROOMED LIVING ACCOMMODATION SET IN A LARGE AREA OF GARDEN WITH ADJACENT PADDOCK AND STABLE BLOCK.

CONTACT LEDBURY OFFICE

Location & Description:
A most impressive attached period home situated within a rural community convenient for access to the facilities of Ledbury and the village of Bosbury.

The Grade 11 listed property offers very spacious living accommodation which includes a very impressive sitting room with an enormous inglenook fireplace and flagstone flooring, a further living room converted from the former stable block and incorporating the original stable partition a dining room, utility, computer room, cloakroom and a kitchen with four oven Aga. On the upper floor there is a master bedroom suite with dressing room and full en suite bathroom a total of 4 further bedrooms and 2 additional bathrooms.

The accommodation has been sympathetically updated and improved over recent years to retain many of its period features with the benefit of modern additions including an oil fired central heating system.

The house is set in a large area of formal garden extending to the front and rear and a seperate access to the rear of the property leads to the adjacant pasture paddock, a small turn out paddock and yard with purpose built timber stable block.

The living accommodation extends in total to approximately 300 square meters (3225 square feet) and the land area in total to approximately 1.5 acres.

The property is situated only a short distance from the village of Bosbury with a range of local amenities, a village pub and well respected primary school. Ledbury is approximately 6 miles distant and offers a wide range of facilities and amenities. There is a mainline railway station within the town and access to the M50 motorway is available approximately 4 miles to the south of Ledbury.

The accommodation comprises with approximate dimensions:

Canopied Entrance Porch:
With ancient entrance door leading to spacious reception hall.

Spacious Reception Hall: 6.65m (21ft 10in) x 2.08m (6ft 10in)
With stairs leading off to the first floor.

Impressive Sitting Room: 6.83m (22ft 5in) approximately x 5.79m (19ft 0in)
Featuring a magnificent inglenook fireplace which houses a clearview wood burning stove. Flagstone flooring.



Living Room: 5.66m (18ft 7in) x 4.47m (14ft 8in)
Converted from a former coach house and incorporating the original stable partitioning. This room has an oak borded floor and a fireplace housing a villager wood burning stove. There is a door from the living room onto the patio at the rear of the property and windows to the front and rear.



Stable Room : 4.29m (14ft 1in) x 2.69m (8ft 10in)
Also having an oak floor and with secondary staircase giving access to bedrooms 4 and 5. An archway from the stable room leads to the kitchen.

Kitchen: 4.62m (15ft 2in) x 3.91m (12ft 10in) maximum
Fitted with a range of pine fronted cupboard units and incorporating a villeroy and bosch twin bowl butlers sink and granite work surfaces. The kitchen has a 4 oven oil fired Aga. Quarry tiling to the floor and a deep walk in pantry.



Utility Room: 4.32m (14ft 2in) x 3.2m (10ft 6in) maximum
Having free standing sink unit. Worcester oil fired central heating boiler. Part glazed external door giving access to the rear of the property.

Dining Room: 4.5m (14ft 9in) x 4.24m (13ft 11in)
Featuring a fireplace with open grate.



Computer Room:
A small antie room leading off the entrance hall.

Cloakroom:
With Wc and hand basin.

ON THE FIRST FLOOR

Landing 1:
Very spacious landing area. Served by stairway from the main reception hall.

Master Bedroom : 4.27m (14ft 0in) x 3.76m (12ft 4in)
Steps down to an inner hall with doors leading off to dressing room and en suite bathroom.

En Suite Bathroom:
With suite comprising double end bath. Low level Wc and hand basin.

Bedroom 2: 4.67m (15ft 4in) x 3.71m (12ft 2in)


Bedroom 3: 3.58m (11ft 9in) x 2.9m (9ft 6in)


Bathroom:
With suite comprising panelled bath with shower and fitted shower screen. Low level Wc. Hand basin.

Landing 2:
Served by the stairway from the stable room.

Bedroom 4: 4.7m (15ft 5in) x 5.51m (18ft 1in)
Maximum dimensions in to eaves with sloping ceiling and featuring exposed beams

Bedroom 5: 4.72m (15ft 6in) x 2.79m (9ft 2in)
Maximum dimensions into eaves with sloping ceiling and exposed beams.

Note it would be very easy to combine bedrooms 4 and 5 into a much larger bedroom or guest suite

Bathroom 2:
With suite comprising panelled bath. Low level Wc. Hand basin.



Outside:
The property is set behind an area of front garden laid to lawn and is served by a gated gravelled driveway which leads to a parking and turning area.

There is seperate vehicular access to the rear.

Adjacent to the rear of the house is an area of patio which enjoys a very sunny aspect leading to an area of formal garden laid principally to grass with a number of mature trees and shrubs. There is also a large timber garden shed.

Beyond the garden is a yard area providing parking for a horse box or other vehicles and a purpose built range of timber stables comprising 3 large loose boxes and a tack room. There is a small turn out paddock and a further paddock with post and rail fencing.

The whole property extends in total to approximately 1.5 acres.

SERVICES
We have been advised that mains electricity and water are connected to the property. Drainage is to a private system. This information has not been checked with the respective service providers and all interested parties may wish to make their own enquiries with the relevant authorities. No statement relating to services or appliances should be taken to infer that such items are in satisfactory working order and intending purchasers are advised to satisfy themselves where necessary.

TENURE
We are advised subject to legal verification that the property is freehold.

HOME INFORMATION PACK
A Home Information Pack has been ordered in respect of this property and a copy can be made available to prospective purchasers or their solicitors. For further information please contact the Agents selling office.

VIEWING
By appointment to be made through the Agent's Ledbury Office (Tel. 01531 634648).

COUNCIL TAX BAND D
(This information may have been obtained by telephone call only and applicants are advised to consider obtaining written confirmation).

DIRECTIONS
From the agents Ledbury office turn left at the traffic lights and proceed through the town centre. Bear right adjacent to the railway station passing under the railway bridge on the B4214 which is signposted towards Bromyard. Follow this road for approximately 3 miles and bear right onto the B4220 which passes through the village of Bosbury. Having past through the village follow the lane passing Bosbury House on the right hand side and Nash End Lane will be found after a short distance in the left hand side. Turn left and the property will be found on the left.



Ground Floor Plan:
Not to scale-for identification only.



First Floor Plan:

3 - 5 New Street
Ledbury
Herefordshire HR8 2DX
Telephone 01531 634648
Facsimile 01531 633729
Email
property@johngoodwin.co.uk

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www.ledburyproperty.co.uk
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