Property description

We're lucky enough to market many gorgeous country homes but sometimes you do come across one that just steals your own heart! There'll be a pang of jealousy when the keys are handed over to the new owner, that's for sure! Rook Hall Farm is in a fantastic location for commuter links yet set back in a plot of approximately 6.5 acres, accessed via a long driveway up to the detached three bedroom residence. The property's grounds include a large rear garden with woodland to the rear, a range of separate paddocks with a selection of shelters and a combination of post and rail fencing and purpose fitted chicken wire fencing. Available by separate negotiation are barns that are situated to the right of the main house and have planning permission to be converted into residential dwellings, with an adjoining annexe. There is also additional acreage available should that be of interest. These separate paddocks and buildings are available as separate entities as well should someone be interested in them and not the property itself. The current owners have created a fantastic small holding and it is set up, ready to be taken on by someone new! The house interior has been refurbished to an excellent standard and has features such as a quality fitted kitchen with integrated Miele appliances and a white coloured Aga; the kitchen opening to the glass constructed garden room. A dual aspect lounge, study, open plan hall/snug, cloakroom, pantry, utility room and guest WC complete the spacious ground floor accommodation. Upstairs are three bedrooms and family bathroom with a separate WC however... to bring the upstairs in line with the space downstairs, the property is for sale with detailed planning permission for an extension to create an imposing family home with additional bedrooms and bathrooms. Already an impressive and beautiful property, yet with potential to improve even further, this is an exciting addition to the James Du Pavey family!

Ground Floor

Entrance Hall and Snug - 25' 8'' (max) x 11' 5'' (max) (7.82m (max) x 3.48m (max))
A UPVC entrance door opens into the entrance hall which is open plan to the snug. As you enter the property there is an area with travertine tiled flooring, inset spotlights to the ceiling, access to an understair storage cupboard and a door to a cloakroom (6'10\" x 3'7\") with a small window to the side aspect. In the entrance area is a large radiator and an open staircase which rises to the first floor. The snug area has a bay window which looks out to the rear garden, two fitted ceiling lights, large radiator, a neutral fitted carpet and television aerial connection. Doors open through to the kitchen and lounge.

Lounge - 15' 9'' x 11' 5'' (4.80m x 3.48m)
This is a dual aspect reception room with a large picture window to the front of the property giving views across open fields and a further window to the side aspect. A feature fireplace has an open fire and a decorative pewter surround upon a granite tiled hearth. The room features a neutral fitted carpet and an alcove for a wall mounted flat screen television which can be mounted with concealed wiring. There is a television aerial connection, telephone socket, radiator and decorative coving to the ceiling.

Kitchen - 17' 8'' x 12' 6'' (max)(5.38m x 3.81m (max))
Fitted with a luxurious country style kitchen with matching painted units (in a traditional French grey colour) and having a wood worksurface with an inset one and a half bowl ceramic sink unit with a chrome mixer tap. The units incorporate spinning base storage cupboard with a granite chopping board above, built-in electric Miele oven and grill with an inset Miele four burner induction hob. There is an integrated dishwasher and units which feature space for an American style fridge freezer. The kitchen also features an electric double oven Aga fitted into a French dresser style unit, having inset spotlights above. The room is finished with contemporary brick style wall tiling to the splash areas, travertine tiled flooring, inset spotlights to the ceiling and high level television aerial connection and power socket. The room is dual aspect with a large window to the front giving views across open fields and a further window to the side which also gives countryside views. There is an opening that leads through to a pantry which has a range of shelving and power connections and also houses the oil fired central heating boiler and has a small window which looks out to the rear of the property and has a fitted ceiling light. The kitchen opens up to the garden room.

Garden Room - 15' 3'' x 8' 2'' (4.64m x 2.49m)
The travertine flooring continues through and there is glazing to all sides with a perspex roof and fitted contemporary hanging ceiling light and French doors out onto the decked area of the rear garden. There features a designer radiator and power sockets.

Inner Hallway - 9' 10'' x 2' 9'' and 7'11\" x 2'10\"(2.99m x 0.84m and 2.41m x 0.86m )
An L-shaped split level area. A step down leads to an area with wood effect laminate flooring and there is a fitted ceiling light and an additional UPVC entrance door. There are doors through to the guest WC and study and a patio door also leads out onto the rear garden.

Guest WC - 5' 7'' x 2' 9'' (1.70m x 0.84m)
Having a modern matching white suite comprising low level flush WC and space saving wall mounted wash hand basin with chrome taps and mosaic tiling to the splash area. There is wood effect laminate flooring, fitted ceiling light and a high level window to the front of the property giving far reaching views.

Study - 11' 9'' x 9' 3'' (3.58m x 2.82m) + door recess (5'7\" x 4'7\")
Having a full height window to the front of the property and an additional window to the side aspect. Fitted carpet, inset spotlights to the ceiling, fitted wall lights and a radiator.

First Floor

Landing
Stairs rise from the hall area to the first floor galleried landing which has two large windows, one to the front aspect and one to the side, both giving countryside views across open fields. Presented in a neutral colour scheme with fitted carpet and a contemporary hanging ceiling light above the staircase. There is a built-in double wardrobe with hanging rail and high level storage above, additional cupboard with slatted shelving and high level storage above and there is also access to the airing cupboard with hot water cylinder and high level storage above. The landing gives access to all first floor rooms.

Master Bedroom - 15' 10'' x 11' 5'' (4.82m x 3.48m)
This is a triple aspect room with two large picture windows to the front and rear of the property and a further window to the side; together giving panoramic views of the gardens and countryside beyond. There is a neutral fitted carpet, two radiators and a central pendant ceiling light.

Bedroom Two - 12' 0'' x 11' 5'' (3.65m x 3.48m)
Having a built-in double wardrobe with hanging rail and high level storage above. There is a large window to the rear aspect giving veiws out to the garden and it is fitted with a neutral carpet, radiator, television aerial connection and central fitted ceiling light with a dimmer switch.

Bedroom Three - 10' 4'' x 9' 3'' (3.15m x 2.82m)
Having a large window to the rear aspect with views of the gardens. Fitted carpet, radiator, pendant ceiling light and television aerial connection.

Family Bathroom - 7' 11'' x 6' 0'' (2.41m x 1.83m)
Having a modern matching white suite comprising a pedestal wash hand basin with chrome mixer tap and a panelled bath with a centrally fitted chrome mixer tap and chrome power shower with drencher head and having concealed pipework. There is mosaic tiling to the walls, wood effect laminate flooring, chrome heated towel radiator, fitted ceiling lights and a large window looking out to the side of the property.

WC - 5' 8'' x 2' 8'' (1.73m x 0.81m)
With a low level flush WC and corner wash hand basin with chrome taps having mosaic tiling to the splash area. Wood effect laminate flooring, fitted ceiling light and a window to the side aspect.

Exterior
Outside, the plot measures approximately 6.5 acres and consists of a beautiful, large rear garden which has woodland adjoining the rear boundary and features paved and decked patio areas, a summerhouse with electric light and power and wood effect laminate flooring! The remaining grounds include multiple paddocks fenced with a combination of fencing including post and rail for grazing areas and purpose-made chicken wire fencing to prevent foxes intruding. There are a range of shelters; including chicken houses in the relevant area. The property is approached via a long driveway off the main road onto a large parking area to the front of the property. This is a fantastic smallholding set up that would suit anyone wanting a piece of the country!

Directions
From Eccleshall head out on the A519 towards Newcastle, driving through Slindon and Cotes Heath. Once at the roundabout take the second exit to continue on the A519 and continue along this road through the village of Beech. At the traffic light controlled crossroads, turn left onto the A5182 Trentham Road, driving past the Eddie Stobart depot on your right. After approximately one mile, the entrance to the property can be found on the right hand side, clearly marked with a house sign and our For Sale board.