Two Brooks, Marlas, , HR2 9DS Description: hearth. There is an electric fire in situ, however, we understand the fireplace is open and fully Two Brooks was constructed approximately 27 functional. years ago to a very high modern standard with Dining Room 4.71m x 3.95m (15’6” x 13’) particular thought being given to the potential for an independent self-contained annex as an Side Hallway integral part of the accommodation. With separate WC and basin.

The property has a very generous footprint with Utility Room the accommodation having the benefit of oil- With oil-fired central heating boiler, central fired central heating throughout and double vacuum system, plumbing for washing machine, glazing. full range of worktops with cupboards and drawers below. The property is approached via a rural country road which leads to a stone track. The property Kitchen 4.56m x 4.06m (15’ x 13’4”)

itself is slightly elevated above the brook having A very well-fitted kitchen with a full range of a fine rural outlook over woodland and open worktops with cupboards and drawers below, 4 farmland. ring hob with extractor over, double oven, fitted Two Brooks wall unit and central island. The accommodation comprises of four good Marlas sized first floor bedrooms with the usual Reception Hall ancillary facilities together with two large Leads to a further - Kilpeck Reception Rooms, Kitchen and independent and Sitting Room 5.86m x 2.84m (19’3” x 9’4”) Herefordshire internal access to ground floor Bedroom, Living With access to side patio. HR2 9DS Room and Shower Room which potentially could provide kitchen facilities as well. Bedroom 3.56m x 4.1m (11’8” x 13’5”)

Shower Room 4.03m x 2.4m (13’3” x 7’10”) Situation: Having range of worktops, separate WC and Summary of features; basin, large walk-in shower. Two Brooks is situated in Marlas near the Village • Highly spacious detached dormer of Kilpeck, approximately 9 miles south of the These three rooms lend themselves to an bungalow City of and approximately 15.5 miles independent annex facility, subject to the provision of a food preparation area. Although it • Potential for independent self- to the Town of . There is a good range of local facilities available in nearby is not independently serviced, it does have a contained annex and including; school, separate external access door. doctors surgery, community centre, post office, • Very quiet rural location Stairway from Reception Hall to - public house and restaurant.

Accommodation: First Floor:

Landing Covered Porch Area A galleried landing with Drying Room off. Leading to - Master Bedroom 6.44m x 4.53m (21’2” x Reception Hall 3.93m x 3.32m 12’11’ x 10’11” 14’10”) With two large cloaks cupboards and under Asking price £500,000 stairs storage cupboard. En-Suite Bathroom 2.9m x 2.24m (9’6” x

Drawing Room 5.93m x 4.9m (19’5” x 16’1”) 7’4”) With open fireplace, timber surround and Having corner bath, shower cubicle, basin and WC.

Bedroom 2 7.72m x 4.67m (25’4” x 15’4”) (max L-shaped) With access to fully boarded loft space.

Bedroom 3 5m x 3.5m (16’5” x 11’6”) (Inc. fitted wardrobes).

Bedroom 4 4.56m x 3.71m (15’ x 12’2”) (Inc. fitted wardrobes).

Family Bathroom 3.48m x 2.58m (11’5” x 8’6”) With large corner shower, WC, basin set in a range of fitted cupboards, large panelled bath, ladder towel rail.

Outside: The property is approached via a stone track leading to a hard surface to the side of which are a range of useful brick and sheeted Storage Sheds. The gardens continue around the side of the property to a rear patio enclosed in brick walling with raised beds. A large lawned area surrounds the property with numerous mature shrubs and plants.

Sunderlands Directions: Hereford Branch Proceed south out of Hereford on the Offa House, St Peters Square, Abergavenny Road (A465) for 6 miles, taking Hereford HR1 2PQ a left hand turn (signposted Kilpeck). Follow Tel: 01432 356 161 this road through the Village of Kilpeck Email: [email protected] (keeping right signposted Garway Hill) for 800m, taking the left hand turn (no through Hay-on-Wye Branch road). Continue along this country lane for 3 Pavement House, The Pavement, approximately 100m keeping left at the fork Hay on Wye, Herefordshire HR3 5BU in the road and the entrance to Two Brooks Tel: 01497 822 522 will be seen on the left hand side after about Email: [email protected] 100m. www.sunderlands.co.uk

None of these statements contained in these particulars are to be relied upon as statements or representations of fact. These particulars are not an offer or contract or part of one. Floor plans are provided for guidance as to the layout of the property only. Room sizes and measurements are approximate only. Please note we have not tested the equipment, appliances and services in the property and interested parties are advised to commission appropriate investigation before formulating their offer for purchase. Sunderlands are a member of the ‘Ombudsman for Estate Agents Scheme’ OEA and therefore adhere to their Code of Practice. A copy of the Code of Practice is available on request.