Property description

BIRDINGBURY Birdingbury Village has a church and a village club and is able to advantage of the many shopping, entertainment and leisure facilities of nearby Southam, Rugby and Leamington Spa. Of further benefit is the easy access to Princethorpe College amongst a number of other very good state, grammar and private schools. Trains run to London from nearby Rugby and Leamington Spa stations and the local motorway network can be easily accessed at Junction 12 of the M40. 

Harbottle House is a spacious and attractive four bedroom period cottage offering flexible living accommodation and being positioned on a good sized plot in the attractive village of Birdingbury. Internally the property benefits from entrance vestibule, utility room, kitchen breakfast room, snug, living room whilst to the first floor a shower room, separate family bathroom, four spacious double sized bedrooms, separate wc and access to a converted loft offering a multitude of uses. The property sits on a generous plot with driveway parking, large rear garden mainly laid to lawn and a detached garage. 

ACCOMMODATION  

The property is approached via a hard standing driveway parking leading to side entrance timber door leading into 

ENTRANCE VESTIBULE with tiled flooring and door to  

UTILITY ROOM with loft hatch, wall mounted units, Worcester wall mounted boiler, tiled flooring, single glazed window to side and single glazed French door to rear garden. Belfast style sink, space for washing machine, fridge freezer and overhead beams, multi paned single glazed door leading into 

INTERNAL HALLWAY with tiled flooring, understairs storage, single glazed window to rear garden, radiator. Stairs rising to first flooring, door to 

KITCHEN BREAKFAST ROOM tiled flooring throughout, range of wall and base mounted wooden units with mottled effect work surfaces, space for cooker, tiled splash backs, two double glazed windows to side, one a half bowl sink drainer unit with mixer tap attachment, space for fridge, double glazed window to front of property, radiator, further door to 

HALLWAY internal window overlooking hallway with door to 

SNUG radiator, double glazed window to front, attractive feature fireplace with wooden beam, brick surround and tiled hearth. 

LIVING ROOM two radiators, double glazed window to front, fireplace with brick surround, tiled hearth and wooden mantel piece, single glazed window to side with double glazed to rear and double glazed French doors opening onto rear garden, overhead beams throughout.



Stairs leading up to 

FIRST FLOOR LANDING with single glazed window overlooking rear garden, radiator and further stairs leading to converted attic space. Door to 

SHOWER ROOM radiator, part tiled walls, corner with wall mounted electric attachments, double glazed frosted window to rear. 

BATHROOM panelled bath, tiled splash backs, radiator, wash hand basin, double glazed frosted window to rear. 

BEDROOM FOUR radiator, double glazed window to front with overhead beams. 

BEDROOM TWO radiator, double glazed window to front with overhead beams. 

BEDROOM THREE radiator, double glazed window to front. 

SEPARATE WC with low level wc, single glazed window overlooking rear garden, wash hand basin and tiled splash backs.  

MASTER BEDROOM with built in wardrobes, stripped and polished floorboards throughout, double aspect with double glazed windows to both and side and front of property, two radiators.



Stairs rising up to 

CONVERTED ATTIC SPACE made up of two separate rooms, stripped and polished floorboards throughout, attractive overhead beams, radiator, two single glazed velux windows to rear, door to further room used as an occasional bedroom, stripped and polished floorboards, radiator, overhead beams, single glazed window to side and two velux windows, eaves storage throughout. 

OUTSIDE  

FRONT the property benefits from hard standing driveway parking for several cars offering access to  

DETACHED GARAGE with up and over door with personal door to side with single glazed window overlooking extensive rear garden. 

REAR with a large lawn area in addition to patio section, pond and a further raised patio section. Throughout the garden there is a selection of mature trees and well kept borders offering a selection of plants, there is also a greenhouse and potting shed with a further lawned section being to the rear of the garage, the garden is enclosed by brick built walls. 

TENURE We are informed the property is Freehold, although we have not seen evidence. Purchasers should check this before proceeding.

 

SERVICES We have been advised by the vendor there is mains gas, electricity and water connected to the property. However, this must be checked by your solicitor before exchange of contracts.



 

RIGHTS OF WAY The property is sold subject to and with the benefit of, any rights of way, easements, wayleaves, covenants or restrictions etc. as may exist over same whether mentioned herein or not.

 

COUNCIL TAS Council Tax is levied by the Local Authority Wsarwick District Council and is understood to lie in Band F

 

EPC CURRENT ENERGY PERFORMANCE CERTIFICATE RATING: E. A full copy of the EPC is available at the office if required.