Property Details

DESCRIPTION
A two storey cottage in need of some TLC with a single storey rear extension in a quiet rural location in West Herefordshire. Standing in approximately 1.3 acres of land, with a small detached range of buildings behind, it has the benefit of a 0.8 acre paddock to the front and traditional mature gardens that are in need of rescuing. This is a simple two storey structure, probably dating from early Victorian times, with solid walls (at least partly stone) and rendered elevations. To the rear is a single storey kitchen and bathroom extension with a mono-pitch roof. The cottage is surrounded by mature gardens and beyond is a small range of stone outbuildings.

LOCATION
Bannut Tree is situated alongside a quiet country lane and within the scattered community of Newton St. Margarets in West Herefordshire, roughly equidistant from Hay-on-Wye, Hereford and Abergavenny. It is surrounded by a mix of farmland, with a cottage and farmstead to the west and two cottages to the east respectively. It has a long frontage onto a narrow winding council maintained lane, which provides good access.

ACCOMMODATION
The property comprises the following accommodation (measurements are provided for identification only):

OPEN SIDED STORM PORCH with front door leading to:

ENTRANCE HALL with staircase to first floor, doors to:

LOUNGE 3.64m x 2.13m (11'11" x 7'0") with double glazed window to front.

SITTING ROOM 3.65m x 3.64m (12'0" x 11'11") with double glazed window to front elevation, two radiators, tiled fireplace, recess shelving, door leading to:

KITCHEN 3.0m x 2.37m (9'10" x 7'9") with window to rear, Butler sink, basic fitted floor units, Worcester Bosch oil fired central heating boiler, old Aga fire, door leading to:

REAR HALLWAY with door to outside garden and to:

SHOWER ROOM 2.67m x 1.43m plus 1.89m x 1.5m (8'9" x 4'8" plus 6'2" x 4'11") with window to side, low flush WC, pedestal hand basin, shower cubicle.

FIRST FLOOR

SMALL LANDING AREA with access to:

BEDROOM 1 3.64m x 3.59m (11'11" x 11'9") with window to front elevation, sealed fireplace.

BEDROOM 2 3.7m x 2.13m (12'2" x 7'0") with double glazed window to front.

OUTSIDE
A feature of the property is the pleasant grounds and gardens, which although overgrown offer the potential for considerable improvement and provide room for the enlargement of the property itself. There are gardens on three sides and to the rear is a DETACHED STONE STABLE/BARN BUILDING measuring approximately 9.15m x 3.95m (30'0" x 13'0") overall, part of which is single storey and part of which has a loft over. This has limited conversion possibilities because of its size, but could provide valuable additional accommodation to the main house, subject to any consents. Alongside is a single bay French Barn, which is open to three sides measuring 4.1m x 3.6m (13'5" x 11'10"). To the east of the property is a small paddock area of approximately 0.8 of an acre, which provides considerable scope for the enlargement of the garden, for use as a pony paddock, amenity land, grazing, etc.

SERVICES: We understand that the property is connected to mains electricity and water. Private drainage system. No gas. Oil fired central heating.

VIEWING: By appointment through selling agents – McCartneys LLP. Contact Tel: 01497 820778
Out of office hours contact Ryan Williams on 07971 289368 or Richard Williams on 07900 255602.

TENURE: We are informed that the property is freehold with vacant possession upon completion.

DIRECTIONS: From Vowchurch (off the B4348 one mile south of Peterchurch) take the Turnastone Road for about two miles. At the top of the hill, take the second turning by the brick Chapel. Drive for 1 mile and turn left signposted Gilfach Farm B&B. The cottage is just beyond the farm. Grid Reference: SO343342.

CONDITIONS OF SALE
The property will be sold subject to the special conditions of sale incorporated in the contract which has been prepared by the Vendor’s Solicitor.
The contract and these special conditions of sale will be available for inspection at the offices of the Agents and the Vendor’s solicitors for 7 days prior to the date of the auction. The purchasers shall be deemed to bid on these terms whether they have inspected them or not.

INCONSISTENCY
The general remarks and stipulations contained herein shall be deemed to be incorporated as Special Conditions of Sale insofar as they are not inconsistent with those conditions and in the case of any inconsistency the later shall prevail.

SALES PARTICULARS AND PLAN
The property is sold with all faults and defects and neither the Vendor nor the Agents are responsible for any such faults or defects or any statements mentioned in the particulars. The purchaser shall be deemed to acknowledge that they have not entered into the contracts in reliance of any of the said statements that they are satisfied as to the correctness of each of the said statements by inspection or otherwise and that no warranty or representation has been made by the Vendor of the said Agents in relation to or in connection with the property.

COMPLETION
Is set for 28 days after date of sale.

SOLICITORS
Mr. J. Stenner Evans, Messrs. Gabbs, Chancery Lane, Hay-on-Wye, Hereford, HR3 5DJ. Tel: 01497 820312.

PRICE GUIDE
£250,000

NOTICE: Sketch plan for illustrative purposes only, not to scale. All measurements and distances are approximate. The normal enquiries carried out by a purchaser’s Solicitor and the type of inspection undertaken by a purchaser’s Surveyor have not been carried out by the Selling Agents for the purpose of preparation of these particulars.

Messrs McCartneys LLP for themselves and for the vendors or lessors of this property whose agents they are give notice that: the particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a contract; no person in the employment of McCartneys LLP has any authority to make or give any representation or warranty whatever in relation to this property.

MCCARTNEYS LLP REGISTERED OFFICE: The Ox Pasture, Overton Road, Ludlow, Shropshire SY8 4AA. REGISTERED NO: OC310186