Property description

***REDUCED BY £40,000*** A residential smallholding set in a rural location with open farmland views. The property is on a plot of approximately 0.76 acre, subject to survey, with an excellent range of kennels, cattery, stable and enclosed paddocks. The detached house was built circa 1863 and was formerly a public house which has been converted to provide spacious accommodation with character comprising: entrance hall, lounge, dining room, kitchen, utility room, breakfast room and converted former pub store with two rooms to ground floor. Three bedrooms and bathroom to first floor. The property has plenty of off-road parking and domestic gardens. The property further benefits from oil fired central heating and double glazing.

ACCOMMODATION
Part glazed uPVC front entrance door leading to the:

ENTRANCE HALL
Having staircase rising to first floor.

LOUNGE - 16' 2'' x 13' 3'' (4.92m x 4.04m)
Having sealed unit double glazed uPVC bow window to front elevation, further sealed unit double glazed uPVC window to side elevation, radiator, feature beams to ceiling and walls, ceramic tiled floor, television aerial connection point and feature brick built fireplace with wooden mantle over and inset log burner.

DINING ROOM - 16' 4'' x 13' 7'' (4.97m x 4.14m)
Having sealed unit double glazed uPVC bow window to front elevation, feature beams to ceiling and walls, radiator, quarry tiled floor and brick built open fireplace. Door to former pub store and further door to the:

KITCHEN - 12' 4'' x 7' 8'' (3.76m x 2.34m)
Having sealed unit double glazed uPVC window overlooking the breakfast room and quarry tiled floor. Fitted with a range of base and wall units with work surfaces and tiled splashbacks comprising: 1 1/4 bowl stainless steel sink with drainer and mixer tap inset to work surface, cupboards and drawers under. Work surface return with cupboards and drawers under, cupboards over. Tiled recess with LPG Rangemaster cooker (available by separate negotiation). Door to breakfast room and further door through to the:

UTILITY ROOM - 22' 6'' x 7' 0'' (6.85m x 2.13m)
Having two sealed unit double glazed uPVC windows to rear elevation, door to rear elevation, ceramic tiled floor, work surface with stainless steel sink & drainer, space and plumbing for automatic washing machine, dishwasher and cupboards under, cupboards over.

BREAKFAST ROOM - 19' 6'' x 8' 8'' (5.94m x 2.64m)
Having sealed unit double glazed uPVC windows to both side elevations, sealed unit double glazed uPVC French doors to rear elevation and garden, radiator and ceramic tiled floor.

FORMER PUB STORE
Comprising of two rooms which could be converted into a study/playroom, shower/cloakroom or small annexe/guest accommodation subject to any necessary planning permissions.

ROOM ONE - 9' 11'' x 6' 1'' (3.02m x 1.85m)
Having sealed unit double glazed uPVC window to front elevation, radiator, tiled floor and part tiled walls.

ROOM TWO - 10' 0'' x 6' 0'' (3.05m x 1.83m)
Having sealed unit double glazed uPVC window to side elevation, radiator, part tiled walls, tiled floor and door to further area with door to rear elevation.

FIRST FLOOR LANDING
Having sealed unit double glazed uPVC window to rear elevation, radiator, dado rail and built-in cupboard.

BEDROOM ONE - 16' 5'' x 13' 8'' (5.00m x 4.16m)
Having sealed unit double glazed uPVC window to front elevation and radiator.

BEDROOM TWO - 16' 0'' x 13' 5'' (4.87m x 4.09m)
Having sealed unit double glazed uPVC window to front elevation, radiator, beams to ceiling and cupboard over stairs.

BEDROOM THREE - 11' 7'' x 7' 0'' (3.53m x 2.13m)
Having sealed unit double glazed uPVC window to rear elevation.

BATHROOM
Having sealed unit double glazed uPVC window to rear elevation, radiator, part tiled walls and airing cupboard. Fitted with a suite comprising: roll top bath with central Victorian style mixer tap, fully tiled double shower cubicle with mixer shower fitting, close coupled WC and wash hand basin.

EXTERIOR
The property is approached from a small country road where there is a gravelled parking area to the front of the house. A further entrance is located a little further up the road, adjoining the cattery which is accessed through double timber gates onto a gravelled driveway and large parking area with space for several vehicles.

FRONT GARDEN
To the front of the property there are flower and shrub borders with a further double gated entrance leading to the former stable block.

REAR GARDEN
To the rear of the property there are several patio areas, currently fenced and used as dog runs. There is also a large gravelled area leading to the paddocks.

OUTBUILDINGS
The property has a range of outbuildings comprising:

FORMER STABLES - 60' 0'' x 12' 6'' (18.27m x 3.81m)
Of brick construction and having:

TACK ROOM/STORAGE - 12' 6'' x 7' 0'' (3.81m x 2.13m)

STABLE - 12' 6'' x 11' 10'' (3.81m x 3.60m)
Having concrete floor and stable door.

SIX LUXURY DOG KENNELS - Ranging in size from 12' 6'' x 6' 0'' (3.81m x 1.83m)
All having sealed unit double glazed windows, ceramic tiled floor, radiator, light & power with attached outside runs.

AGENTS NOTE
In the agents opinion these kennels would make excellent accommodation for an upmarket \"Dog Hotel\" type kennel, subject to minor cosmetic improvements and any necessary consents and licensing.

NINE TIMBER KENNELS
Incorporating:

FOUR CROFT TIMBER PENS - each about 5' 0'' x 4' 0'' (1.52m x 1.22m)
Having sliding hatches, radiators, power,Stokbord flooring with Croft galvanised enclosed external runs (15' x 5').

FOUR TIMBER KENNELS - each about 6' 0'' x 4' 0'' (1.83m x 1.22m)
Having sliding hatches, radiators, power, Stokbord flooring and enclosed external runs.

LARGE TIMBER KENNEL
Having sliding hatch, radiator, power, Stokbord flooring and enclosed external run.

POLE BARN - 16' 4'' x 16' 1'' (4.97m x 4.90m)
Being open fronted and currently divided into two covered dog runs with concrete floor.

EXTERIOR WC
Adjoining the house and having window to side elevation, low level WC and wash hand basin.

CATTERY ONE
Believed to have been constructed circa 2006, the Cattery achieved prestigious FAB Listing. Being of mainly timber construction with polypropylene lined chalets, radiators, light & power.

TWO PENS - 5' 0'' x 4' 0'' (1.52m x 1.22m)

NINE PENS - 4' 0'' x 4' 0'' (1.22m x 1.22m)
All the pens have 6' runs and to one end there is a:

UTILITY AREA
Having windows, Belfast style sink, water heater, space & plumbing for automatic washing machine, light and power. To the other end there is a:

CATTERY KITCHEN
Having windows, work surfaces, base units, stainless steel sink & drainer, water heater, light and power.

CATTERY TWO
Of mainly timber construction with polypropylene lining and comprising:

THREE PENS - 10' 0'' x 5' 0'' (3.05m x 1.52m) Including runs.

ONE PEN - 10' 0'' x 6' 0'' (3.05m x 1.83m)
With additional large run to one end.

ONE PEN - 13' 0'' x 6' 0'' (3.96m x 1.83m) including run
With tunnel access to a second additional large run. There is a COVERED ENCLOSED SAFETY CORRIDOR TO BOTH CATTERIES.

VARIOUS STORE SHEDS & FIELD SHELTERS

THE LAND
The land lies to the rear of the property and comprises of one small and one larger PADDOCK which is currently divided into two. The paddocks are all enclosed with dog and goat proof fencing.

THE PLOT
The property occupies a plot of approximately 0.76 acre (0.31ha), subject to survey. Whilst we believe the area of the property has been accurately calculated, any prospective buyer who considers this feature to be particularly important is strongly recommended to have the site measurements checked by their own surveyor before submitting an offer to purchase.

Property Features :

• Residential Smallholding
• Approx. 0.76 acre (STS)
• Detached 3 bedroom house
• Kennels, cattery, stable & paddocks
• Rural location