Property description

STUNNING, BEAUTIFUL, CHARACTERFUL, EXQUISITE, SOPHISTICATED, FAMILY, FUN, OPEN SPACES!!!! WORDS WHICH IMMEDIATELY SPRING TO MIND WHEN YOU VISIT THIS SIMPLY GORGEOUS CONVERTED 17TH CENTURY FARMHOUSE.

Entrance hall. Cloakroom. Massive open plan LIVING DINING KITCHEN. Snug. Two connecting sitting rooms. Five bedrooms (master bedroom with facilities laid on for a wet room area). Luxurious en suite shower room and family bathroom. Outside boiler room. Grounds extending to 1.5 acres to include extensive lawned gardens and private woodland area. Outbuildings to include a DOUBLE GARAGE with store, a BARN and STABLE and a self-contained OFFICE BUILDING. (Please note the barn and stable may be suitable to convert to dwellings subject to planning permission.)

Claphatch Farm is an inspired conversion and a true credit to the forward thinking owners. Its origins have certainly not been lost. The integrity of the farmhouse is intact while its interior has been cleverly renovated combining its natural characteristics with modern day sophistication.

Nestling in the midst of Cheshire's rolling countryside, Claphatch Farm enjoys rural views over farmland and its own grounds and is positioned practically such that it is only a couple of miles from the town centre of Congleton, which offers a vibrant nightlife, with a good selection of pubs, restaurants and fitness centres whilst still having a variety of outdoor pursuits including scenic walks in the nearby Peak District National Park. The town centre boasts a Marks & Spencer Simply Food, Tesco, butchers, florists and newsagents as well as essential services such as chemists, doctors and dentists.

Its position, close to the Lower Heath area of Congleton, lends itself to quick and convenient access to the main arterial routes to Manchester and Macclesfield, and Manchester International Airport, and with knowledge of the area, easy routes are available to the main A34, south to Staffordshire. Congleton railway station provides links to the national rail network and connections to frequent expresses to London.

DIRECTIONS:
From our office, continue along West Street and proceed to the roundabout. Take the 4th exit onto Clayton Bypass. Continue straight over the next roundabout, and again straight through the next set of traffic lights. Continue up Rood Hill, taking the third turning on your left onto Giantswood Lane. Continue for approximately one mile where Claphatch Farm will be found on the right hand side.

ENTRANCE:
Painted oak farmhouse style door.

ENTRANCE HALL:
Oak framed sealed unit double glazed window. Vaulted ceiling with low voltage downlighters inset. Single panel central heating radiator. 13 Amp power points. Oak effect flooring by 'Gerflor' with underfloor heating. Stairs to first floor.

CLOAKROOM:
1.73m (5ft 8in) x 1.73m (5ft 8in)
Oak framed sealed unit double glazed window. Low voltage downlighters inset. Modern white suite comprising: corner wall mounted w.c. and wall mounted wash hand basin. Chrome centrally heated towel radiator. Polished ceramic wall and floor tiles.

LIVING DINING KITCHEN:
12.67m (41ft 7in) x 8.74m (28ft 8in) Maximum
OPEN PLAN

Living Kitchen Area:
8.23m (27ft 0in) x 4.78m (15ft 8in)
High cathedral style ceilings. Four Velux roof lights. Fitted to the full gable end are aluminium framed sealed unit double glazed floor to ceiling picture windows complete with energy efficient solar reflective 'Pilkington K Glass' with views over the gardens. Bespoke hand crafted wooden eye level and base units in 'Farrow and Ball' colours, with solid granite preparation surfaces over. Original reconditioned AGA Range cooker in 'Pearl Ashes' with 4 ovens, boiling and simmer plate, and warming plate. Large central island with solid granite preparation surfaces, seating for four, having double bowl ceramic Villeroy and Boch Belfast sink inset with Hans Grohe tap. Base units. Integrated SMEG dishwasher, wine cooler and wine rack. Oak effect flooring by 'Gerflor' with under floor heating. Wired for surround sound system.

Living Kitchen Area photo
Dining Area:
4.72m (15ft 6in) x 4.17m (13ft 8in)
Timber framed sealed unit double glazed window to side aspect. Low voltage downlighters inset. Matching bespoke hand built cupboards offering a pull out larder, and dresser with shelves and drawers. Built in utility cupboard with space for tumble dryer and space and plumbing for washing machine. Space for American style fridge/freezer. Matching cloaks cupboard for shoes and coats. 13 Amp power points. Oak effect flooring by 'Gerflor' with under floor heating.

Study / I.T. Area:
5.21m (17ft 1in) x 2.72m (8ft 11in)
Low voltage downlighters inset. Beautiful distressed oak beams. 13 Amp power points. Oak effect flooring by 'Gerflor' with under floor heating. Door to cellar.

CELLAR:
3.89m (12ft 9in) x 2.74m (9ft 0in)
Brick vaulted ceiling. Power and light. Stone flagged floor.

SNUG:
4.78m (15ft 8in) x 3.86m (12ft 8in) Into alcove
PVCu double glazed window to front aspect. Oak framed sealed unit double glazed picture window overlooking the decked terrace. Two wall light points. Oak beams to ceiling. Exposed oak beams revealed, creating space and light between the kitchen and snug. Reclaimed Cheshire brick fireplace with oak mantel and York stone hearth incorporating a multi fuel 'Charnwood' stove. Television aerial point. 13 Amp power points.

SITTING ROOM:
5.31m (17ft 5in) x 4.72m (15ft 6in)
PVCu double glazed window to front aspect with views towards Mow Cop. Exposed beams to ceiling. Low voltage downlighters inset. Large reclaimed Cheshire brick built Inglenook with oak mantel and stone hearth incorporating a multi fuel 'Charnwood' stove. 13 Amp power points. Large oak beamed opening to:

SITTING ROOM PHOTO
EXTENSION OF SITTING ROOM:
4.67m (15ft 4in) x 4.09m (13ft 5in)
PVCu double glazed window to front aspect with views towards Mow Cop. Low voltage downlighters inset. Two wall light points.

EXTERNAL UTILITY ROOM:
4.42m (14ft 6in) x 1.32m (4ft 4in)
Accessed via the courtyard having single sink with drainer. Plumbing for up to three utility machines. Mistral oil fired boiler. Megaflow pressurised hot water cylinder. Power and light.

First floor
LANDING:
Velux roof light. Vaulted ceiling with access to all bedrooms and bathroom.

STORAGE ROOM:
3.66m (12ft 0in) x 1.24m (4ft 1in)
Storage and access to media distribution facilities. Power and light.

BEDROOM 1 FRONT:
5.94m (19ft 6in) x 4.22m (13ft 10in)
PVCu double glazed windows to front and rear aspect. Cathedral style ceiling with exposed oak beams. Low voltage downlighters inset. Contemporary style wall mounted radiator. 13 Amp power points. Facilities are laid on to create a Wet Room area.

BEDROOM 1 PHOTO
BEDROOM 2:
4.22m (13ft 10in) x 3.81m (12ft 6in) Plus door recess
Circular window with views over open fields. Cathedral ceiling with exposed oak beams. Double panel central heating radiator. 13 Amp power points. Access to en suite.

EN SUITE:
Velux roof light. Low voltage downlighters inset. Modern white suite comprising: low level w.c., pedestal wash hand basin and large walk-in shower with glass shower screen housing a Hans Grohe mains fed shower. Extractor fan. Wall mounted chrome centrally heated towel radiator. Matt finished stone, wall and floor tiles.

BEDROOM 3 FRONT:
3.96m (13ft 0in) x 2.46m (8ft 1in)
PVCu double glazed window to front aspect. Television aerial point. Double panel central heating radiator. 13 Amp power points.

BEDROOM 4 FRONT:
3.4m (11ft 2in) x 2.51m (8ft 3in)
PVCu double glazed window to front aspect. Spotlighting to ceiling. Exposed oak beams. Television aerial point. Double panel central heating radiator.

BEDROOM 5:
3.66m (12ft 0in) x 1.93m (6ft 4in)
Two Velux windows with black out blinds. Television aerial point. Single panel central heating radiator.

BATHROOM:
4.04m (13ft 3in) x 2.18m (7ft 2in) Maximum
Suite comprising: low level w.c. and wall mounted wash hand basin with Hansgrohe taps. Matki corner shower unit with Hansgrohe mains fed shower and dual operation function for both shower and bath. Whirlpool bath with airflow system. Two heated towel rails (one electric for summer use). Dimmer switch and motion sensor operated extractor fan. Electrically operated under floor heating system. Slate effect ceramic tiles to walls and floor.

Outside
FRONT:
The property is accessed via an electric gate opening to a 140m long sweeping drive with a number of parking areas off, leading to the main parking area and entrance to the property.

REAR:
The grounds cover approximately 1.5 acres. A private woodland area leads to a stream which acts as a natural boundary and there is a substantial area of natural lawn. The decked area, which provides wonderful views of the surrounding countryside, acts as a continuation of the kitchen and currently includes an integral 'Rolls Royce' of hot tubs - 'Sundance' (which would be available by separate negotiation) and is wired for sound and light. A purpose built child's play area has been created close to the main house. Within the grounds are numerous outbuildings:

REAR PHOTO 2
VIEWS
DOUBLE GARAGE:
5.49m (18ft 0in) x 4.78m (15ft 8in) Internal Measurements
Up and over door. Further door to:

SIDE STORAGE AREA:
5.41m (17ft 9in) x 1.88m (6ft 2in)
With power and light.

OFFICE:
4.75m (15ft 7in) x 3.71m (12ft 2in)
A freestanding building of wooden construction with two rooms. One room currently operates as an office. The second room has been set up as a kitchen with base units incorporating a one and a half bowl sink unit and space for fridge.

BARN:
5.41m (17ft 9in) x 4.93m (16ft 2in)
An open fronted barn of brick construction that has previously had planning allowing the roof to be raised and create a two storey building (this would now be subject to relevant planning consent being granted).

STABLE:
5.44m (17ft 10in) x 3.07m (10ft 1in)
A continuation of the barn with single stable of Cheshire brick construction with power.

OUTBUILDING 1:
22.86m (75ft 0in) x 4.88m (16ft 0in)
Power and light. Wooden construction on concrete base.

OUTBUILDING 2:
15.87m (52ft 1in) x 4.95m (16ft 3in)
Power and light. Wooden construction on concrete base.

LINK TO EPC:
https://www.epcregister.com/direct/report/8107-3289-6629-9806-8723

SERVICES:
Mains electricity and water are connected (although not tested). Heating is via an oil fired boiler. Drainage via a septic tank.

LOCAL AUTHORITY:
Cheshire East Council

TAX BAND:
'F'

VIEWING:
Strictly by appointment through sole selling agent TIMOTHY A BROWN.

FLOOR PLAN
TENURE:
Freehold (subject to solicitors' verification).

Property Features :

• 5 bedrooms
• Detached house
• Garage for 2 cars
• Large garden