Stokes Hill Stoke Lacy • Nr Bromyard • Herefordshire Stokes Hill Stoke Lacy • Nr Bromyard Herefordshire

A beautifully refurbished and extended house in a panoramic setting

Hall • Living Room • Study Open plan Kitchen/Dining Room • Utility Room

Annex with open plan Sitting Room/Kitchen/ Dining Room and bedroom above

Main Bedroom with Dressing Room and Bathroom Two further bedrooms

Garaging with offices above • Three stables Landscaped Gardens • Paddocks

In all about 4.8 acres

Hereford 10 miles • Ledbury 12 miles • Worcester 19 miles (All distances are approximate)

These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on the last page of the text. Stokes Hill Formerly a small cottage, Stokes Hill has been significantly extended and refurbished to the highest of standards and detail. Extensions were added at either end of the original cottage. Under floor heating has been installed throughout the ground floor. Windows are oak and double glazed. Floors are oak and flagstones where appropriate. Since 2007 when work began the house has been rewired, reroofed and replumbed. The kitchen is hand made and includes an electric AGA, oak work tops and a fitted freezer and fridge.

The new west wing of the house has been designed to be part of the house or if needs be a self contained annex.

The garden, designed by Julia Hancock, has been landscaped and terraced. New stables and garaging have also been built.

The gravel drive sweeps down to the side of the house where the lawns are edged with box. The flagstone terracing in front of the house leads to the glazed lobby with the main staircase and Sitting Room with a wood burning stove at one end an open fireplace at the other as well as the formal entrance porch. Steps lead down to the wonderful open planned kitchen with doors out on to the terrace and a large central island unit.

There is a separate cloakroom and Utility Room by the back door. The Study with the second staircase acts as a link through to the west wing which is designed to have the flexibility as a separate annex with its open plan living room with a fully fitted kitchen in one corner. There is a separate cloakroom/ shower room and external door to the drive and car parking area. The staircase leads up to a large bedroom.

On the first floor of the main part of the house, the principle bedroom has a gable window from floor level to ridge, framing the wonderful southerly views. This bedroom has its own Dressing area and ensuite shower room. The other bedroom off the landing has its own bathroom, which can be shared with the bedroom beyond, which has its own staircase down to the study. Annexe

Annexe

Situation The Gardens and Grounds Fixtures and Fittings

Stoke Lacy is a village some 4 miles south west of Bromyard. The grounds are laid out principally infront of the house, looking The fitted carpets are included in the sale. Light fittings and Home of the Wye Valley Brewery and with its pretty church, the towards the post and railed paddock and beyond. Off to one curtains may be available by way of separate negotiation. side and with its own access off the drive is the new dutch barn location is ideal for those needing access to the major conurba- Viewing tions as well as motorway access both at Worcester (M5) and providing two substantial garages and an external staircase to Ledbury (M50). Schools are abundant in the region be they at offices which could also be a gymnasium or studio. Strictly by appointment through the agents: Knight Frank – tel. 01432 273 087. Malvern, Cheltenham. Ledbury or Hereford, all of which also The three stables are also built to an exacting standard being a provide excellent shopping facilities. Train stations are at Led- steel structure clad with timber. The two paddocks also can be Directions (HR7 4RE) bury, Worcester or Hereford. served by a gate off the road. From Hereford take the Bromyard road (A465). Just before Services the village of Stoke Lacy on the brow of the hill is a small Spring water( mains in the road). Mains electricity. crossroads. Turn left and after about 250 yards turn left down Private drainage. Oil fired central heating. the drive towards the house.

Stoke Hill, Stoke Lacy, Bromyard APPROXIMATE GROSS INTERNAL FLOOR AREA S Main House = 217sq.m (2,338sq.ft) E Annexe = 69sq.m (741sq.ft) W Barn Building = 106sq.m (1,138sq.ft) Stables = 41sq.m (445sq.ft) N Barn/ Studio Workshop Total = 433sq.m (4,662sq.ft) 8.85 x 5.96 8.83 x 5.98 29'0" x 19'7" 29'0" x 19'7"

BARNS GROUND FLOOR BARNS FIRST FLOOR

Stable 1 Stable 3 Stable 2 4.13 x 3.26 4.12 x 3.25 4.13 x 3.24 13'7" x 10'8" 13'6" x 10'8" 13'7" x 10'8" Bedroom 7.15 x 6.18 Eaves 23'5" x 20'3" 5.43 x 5.34 storage 17'10" x 17'6" Covered area Dining area STABLES Kitchen Sky 4.88 x 2.08 Bedroom 16'0" x 6'10" 6.42 x 2.91 ANNEXE 21'1" x 9'7"

Study Sitting room 3.75 x 2.73 Sitting area Bedroom Bedroom 8.66 x 3.72 12'4" x 8'11" 5.76 x 3.66 6.71 x 4.27 Utility 28'5" x 12'2" 18'11" x 12'0" 2.70 x 2.67 F/P F/P 22'0" x 14'0" 8'10" x 8'9" F/P 7.00 x 6.74 23'0" x 22'1"

üü= GROUND FLOOR oven FIRST FLOOR Kitchen Eaves storage Dining area

This plan is for guidance only and must not be relied upon as a statement of fact. Attention is drawn to the Important Notice.

Important Notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight 01432 273087 Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) 22 Broad Street, or lessor(s). 2. Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3. Hereford HR 4 9AP Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that [email protected] any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without KnightFrank.co.uk notice. Particulars dated April 2017. Photographs dated April 2017. Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names.