FLOOR LAYOUT PLAN
THIS PLAN IS FOR IDENTIFICATION PURPOSES ONLY
It is not to scale and is intended to show the approximate relationship of one room to another, with an indication of the main fixtures and fittings.
Holly Cottage was constructed in 2008 to an exceptionally high standard and provides in excess of 4,000 sq.ft. of beautifully decorated and fitted accommodation. Fittings throughout are of an exacting standard and there are many impressive features including oak flooring to part, high quality oak panelled doors, underfloor heating to the ground floor and handmade oak kitchen units with black granite work surfaces. The property is set in approximately 1.25 acres of landscaped garden and paddock. There is a detached double garage with electronically operated doors with potential to convert the upper area into a studio, subject to the necessary consents.
Holly Cottage is situated in Kings Lane, a quiet lane which leads to the River Arrow at the end. Broom is a pretty Warwickshire village set in excellent Warwickshire countryside, being approximately eight miles from Stratford upon Avon. The village has a church and two inns. Stratford upon Avon has exceptionally diverse amenities including excellent shopping and leisure facilities with fine restaurants, a cinema and the Royal Shakespeare Theatre, which has recently undergone a £10 million refurbishment programme. Further shopping and comprehensive facilities are also available at Royal Leamington Spa, Warwick, Redditch, Cheltenham and Worcester. There is a very good local shopping facility at Hillers Farm Shop in Dunnington, about three miles distant. Ragley Hall is close by and there is excellent shopping and local facilities in Bidford on Avon, which is about one and a half miles away, and Alcester, about four miles distant where there is a popular Waitrose store. Access to the motorway network is at M40, Longbridge island, two miles to the south of Warwick, about fourteen miles away. Warwick Parkway station is about sixteen miles with an excellent service to London Marylebone and Birmingham Moor Street. M5 is about eighteen miles distant giving direct access to the south west of the country.
Approach is gained through a wide access on to a substantial gravel court and driveway with parking for a number of vehicles. The property is most attractive, and is constructed in brick with pitched and hipped tiled roofs with dormers relieving the front tiled elevation with vertical posts to the wide covered porch entrance.
The boundaries are well fenced and the paddock is flat grassland. Garden land and terracing extend to the rear. The accommodation is in exceptional order throughout and an interior inspection is essential to appreciate the exquisite detail. There is the benefit of a wealth of exceptionally fine features, including superb solid oak panelled doors throughout, oak floors in part, a splendid farmhouse style kitchen, underfloor heating to the ground floor and detailed cornice work to the majority of the ceilings, most particularly at ground floor level.
The accommodation is more particularly described as follows:-
THE GROUND FLOOR
A broad open tiled porchway with stone flag floor and oak front door to:-
RECEPTION HALL
12.58m(41'3'') x 2.46m(8'1'')with oak floor, oak front door with twin slim glass panels, adjoining leaded pane side screens, hand built oak balustraded staircase rising to the first floor with half landing, two casement windows to the front and ceiling downlights. Deep understairs storage cupboard with electrics and underfloor heating controls. Door to:
BACK HALL
with side door to driveway and door to:
WET ROOM/BOOT ROOM
with low level WC., shower and wash basin.
CLOAKROOM
with oak floor, shaped pedestal wash basin and tiled splashback, low level WC, side window, ceiling downlights, cornice to ceiling.
STUDY
5.16m(16'11'') x 3.61m(11'10'')with ceiling downlights, oak floor, windows to front and side.
DRAWING ROOM
with double french doors in glass in oak frames with full height matching side windows, two windows to either side of a feature oak fireplace with slate hearth and wood burning stove, three wall light points.
DINING ROOM
5.10m(16'9'') x 4.17m(13'8'')(currently in use as a games room)
with oak floor, window to front, double glass French doors to the side, central light point.
FARMHOUSE KITCHEN
6.51m(21'4'') x 4.67m(15'4'')with hand crafted oak base units with black granite work surfaces, antique gun metal mixer taps, individual hot water and cold water drinking supply, Rangemaster Elan gas cooker with five ring hob, and Rangemaster extractor over. Oak wall cupboards with some glass and oak fronted wall cupboards. Double glass French doors in oak leading out on to the terrace. Door to:
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UTILITY ROOM
with hand crafted oak units and work surfaces with circular stainless steel inset sink unit with chrome mixer tap, oak wall cupboards and store cupboard. Ceiling downlight and cornice. Glow Worm wall mounted Ultracom 30 SXi central heating boiler and programmer.
FAMILY ROOM
5.08m(16'8'') x 4.80m(15'9'')with oak floor, built in fireplace with flame effect, detailed cornice to ceiling. Double doors to terrace.
A handmade oak staircase rising to:-
THE FIRST FLOOR
LANDING
with two radiators, window to front. Storage cupboard with pressurised water system. Walk in Linen Cupboard. Walk in hanging cloaks cupboard.
PRINCIPAL BEDROOM
5.66m(18'7'') x 5.16m(16'11'')with radiator, ceiling downlights, window to rear.
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DRESSING ROOM
4.99m(16'4'') x 2.42m(7'11'')with two radiators, two windows overlooking gardens and paddock, built in oak fitted wardrobes in an L shape.
EN SUITE BATHROOM
with panelled bath having telephone style shower attachment, fully tiled double shower cubicle with chrome shower head, ceiling downlights, partly tiled walls, twin shaped pedestal wash basins with individual chrome taps, chrome ladder style towel rail, illuminated wall mirror.
GUEST BEDROOM NO. 2
5.16m(16'11'') x 4.23m(13'11'')with radiator, built in wardrobes having sliding dark glass doors.
EN SUITE SHOWER ROOM
with tiled floor, tiled corner shower unit, chrome shower fitting, sliding glass doors, pedestal wash basin, low level WC, Velux chrome ladder style towel rail, ceiling downlights, electric shaver point.
BEDROOM NO. 3
4.16m(13'8'') x 4.09m(13'5'')with radiator, window overlooking garden and open fields to the side, central light point.
EN SUITE SHOWER ROOM
with tiled floor, corner shower with sliding doors, chrome shower fitting, pedestal wash basin with tiled splashback, low level WC., radiator, and electric shaver point.
FAMILY BATHROOM
with tiled floor, panelled bath, pedestal wash basin, low level WC., chrome ladder towel rail, ceiling downlights, electric shaver point, window to front with deep shelf.
BEDROOM NO. 4
5.05m(16'7'') x 4.81m(15'9'')with radiator, views out over gardens and paddock.
EN SUITE SHOWER ROOM
with tiled floor, corner shower, sliding doors, chrome shower fittings, ceiling downlights, Velux window, pedestal wash basin, partly tiled walls, low level WC, electric shaver point, and chrome ladder towel rail.
BEDROOM NO. 5
4.32m(14'2'') x 3.93m(12'11'')with window overlooking garden and paddock, built in wardrobes having sliding doors.
EN SUITE SHOWER ROOM
with tiled floor, corner shower with sliding doors, chrome shower fitting, pedestal wash basin and tiled splashback, low level WC., radiator and electric shaver point.
OUTSIDE
The gravel court/driveway gives access to:
DETACHED DOUBLE GARAGE
5.87m(19'3'') x 5.83m(19'2'')of brick construction with electronically operated double doors, electric light and power. Space for additional accommodation, subject to consents.
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THE GARDENS AND PADDOCKS
are enclosed and well railed and with an expanse of terracing with a central pergola to the rear of the house; the paddock area is generally level grassland with post and rail fencing having open views over Warwickshire countryside to the sides and rear.
GENERAL INFORMATION
Subjective comments in these particulars imply the opinion of the selling Agent at the time these details were prepared. Naturally, the opinions of purchasers may differ.
Agents Note: We have not tested any of the electrical, central heating or sanitaryware appliances. Purchasers should make their own investigations as to the workings of the relevant items. All room measurements and mileages quoted in these sales particulars are approximate.
Money Laundering: We have in place procedures and controls, which are designed to forestall and prevent Money Laundering. If we suspect that a supplier, customer/client or employee is committing a Money Laundering offence as defined by the Proceeds of Crime Act 2002, we will, in accordance with our legal responsibilities, disclose the suspicion to the National Criminal Intelligence Service.
Tenure: The property is understood to be freehold and vacant possession will be given upon completion.
Fixtures and Fittings: All items in the nature of fixtures and fittings mentioned in these particulars are included in the sale, all other items are specifically excluded.
Services: Mains water, electricity and drainage are understood to be connected to the property. A gas fired central heating system is installed and there is a supplementary solar panel hot water system.
Council Tax: We understand the property has been placed in Band G for council tax purposes (Stratford on Avon District Council).
Postal Address: We understand the correct postal address of the property is 9 Kings Lane, Broom, Alcester, B50 4HB
Land: It is suggested that prior to exchange of contracts, prospective purchasers walk the land and boundaries in order to satisfy themselves as to the exact area of land they are purchasing and also to check all fixtures and fittings either included or excluded in the sale.
Approach: From Stratford upon Avon, take the B439 Evesham Road signposted to Bidford on Avon. After approximately four miles, take a right hand turn signposted to Ardens Grafton. After approximately one mile (and having passed the Golden Cross Pub), take a left hand turn signed to Broom. Proceed to the end of the road and turn right, then take the very next left turn into the village of Broom. Kings Lane will be found on the right hand side after approximately 0.5 miles. Holly Cottage is situated on the left hand side.
Viewing: Strictly by prior appointment through the agents John Shepherd & Vaughan on (01789) 292659.
To complete our quality service, we are pleased to offer the following:
Free Valuation: We would be pleased to carry out a free valuation and market appraisal of your property entirely without obligation. Please contact us to make the appropriate appointment.
John Shepherd Conveyancing: Very competitive fixed price rates agreed with our panel of local, experienced and well respected solicitors. Please contact this office for further details or email enquries@johnshepherdconveyancing.com
Residential Lettings : If you are interested in letting out your property or are considering renting a property, please contact John Shepherd & Vaughan on 01789 292659 or e-mail stratfordenquiries@johnshepherdvaughan.com.
Overseas Homes: We provide good quality, high specification and competitively priced homes in Spain, together with a comprehensive range of services including financial and legal advice. For further details, please contact Peter Vaughan on (01789) 292659.
Professional Survey Department: If this property should not meet your requirements and you decide to purchase a property not marketed by ourselves, we would be delighted to offer our professional services to you should you require an independent survey on the property you intend to purchase. We offer a full range of professional surveys including the RICS Home Buyers' Survey & Valuation Reports, full Building Surveys which will give you, the purchaser, peace of mind knowing that your dream home has been professionally surveyed and will not turn into a nightmare. For professional survey and valuation advice therefore, please do not hesitate to contact us on 01564 786626.
John Shepherd Financial Services: Independent Mortgage Advisers. Telephone: 01564 786611 email enquiries@johnshepherdfs.com
John Shepherd & Vaughan for themselves and for the vendors of the property whose agents they are give notice that these particulars do not constitute any part of a contract or offer and are produced in good faith and set out as a general guide only. The vendor does not make or give, and neither John Shepherd & Vaughan and any person in this employment has an authority to make or give any representation or warranty whatsoever in relation to this property.
