Heronswood LANGLEY STRATFORD UPON AVON WARWICKSHIRE

A beautifully presented, substantial family home situated in the sought after Warwickshire village of Langley

Accommodation & Amenities

Reception hall Drawing room Dining room Kitchen/breakfast room Conservatory Cinema/entertainment room Laundry room Utility room Guest cloakroom

Master bedroom with en suite bathroom/dressing room 5 Further double bedrooms (2 with en suite shower rooms) Family bathroom Double garage Mature landscaped gardens to the front and rear

Henley in Arden 5.5 miles, Stratford upon Avon 6 miles, Warwick 7.5 miles Leamington Spa 10 miles, Solihull 15 miles Birmingham 25 miles, M40 (J15) 6 miles Warwick Parkway Station 6.5 miles (trains to London Marylebone from 69 minutes) Birmingham International Airport 21 miles (distances and times approximate)

Knight Frank LLP Bridgeway House, Bridgeway, Stratford upon Avon CV37 6YX Tel: +44 1789 297 735 [email protected] www.knightfrank.co.uk

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 brochure. Situation • Langley is a popular village situated approximately 6 miles to the north of Stratford upon Avon • Stratford upon Avon, the region’s cultural centre, offers an excellent range of shopping and recreational facilities including the world famous Royal Shakespeare Company theatres • There is an excellent range of state, grammar and private schools in the area to suit most requirements including; Warwick Prep School, King’s High School for Girls and Warwick School for Boys in Warwick and The Croft Prep School, King Edward VI Grammar School for Boys and Shottery Grammar School for Girls in Stratford • Access to the national motorway network is just 6 miles away at junction 15 of the M40 whilst the rail network is also within easy reach with trains from nearby Warwick Parkway running to London Marylebone and Birmingham • There are local racecourses at Stratford upon Avon and Warwick and golf courses at Bearley, Claverdon, Leek Wootton and Stratford upon Avon Description of property • Heronswood is an exceptionally well presented family home which lies in an elevated position, set back off Ford Lane in the much sought after village of Langley. The property sits toward the centre of a generous plot totalling around a third of an acre and offers substantial, well- proportioned accommodation laid out over two floors totalling 3,434 sq. ft • The welcoming entrance hallway benefits from Amtico flooring and gives access to the principal ground floor rooms, from here the staircase rises to the first floor bedrooms • The spacious drawing room has an impressive bay window with views over the beautiful front garden. Painted ceiling timbers are a lovely feature whilst a fireplace with gas fire provides a focal point. Double doors lead from the drawing room into the dining room • The dining room benefits from a dual aspect with a large picture window overlooking the rear garden and double glazed doors into the generous conservatory which has a terracotta tiled floor and French doors into the garden • The kitchen/breakfast room has been recently renovated to a high standard and features bespoke Intoto high gloss units and island with under counter and kickboard LED lighting. The units are topped with complimenting low profile Silestone quartz surfaces whilst an extendable kitchen table cleverly links into the central island. High specification • The front garden is beautifully landscaped with a focus integrated Neff appliances include; a hide and slide oven with around the pretty brook which meanders through with a steam and self cleaning facilites, combination microwave and timber boathouse and decked jetty. The banks are laid to oven (also self cleaning), warming drawer, induction hob and well-tended lawn whilst there is an array of mature trees, with extractor hood, dishwasher and refrigerator. The sink shrubs and colourful borders incorporates a Franke Minerva boiling water tap. The floor has • The large double garage benefits from both power and light as also been updated with Karndean Limed Silk Oak flooring whilst well as a pair of powered ‘up and over’ doors. A door to the rear an inglenook fireplace provides a lovely feature to the room and of the garage leads out to the rear garden houses a multi fuel stove which also provides hot water • To the rear of the property there is a lovely landscaped, • Doors from the kitchen lead back into the dining room as well westerly facing, secluded garden which is mainly laid to lawn. as to an inner hallway which provides access to the guest An established Scots Pine provides a focal point whilst a cloakroom and a kitchen pantry cupboard. This then leads number of well placed terraces make the most of the sunshine to the large study which has engineered oak flooring and a throughout the day. There are a range of beautifully kept glazed door out to the garden. Doors lead off from the study borders and flower beds as well as a well stocked kitchen into a laundry room, separate utility room and the cinema/ garden set within a pair of raised beds entertainment room. An internal door also opens into the property’s double garage Services • As you rise to the first floor the stair case splits into two Mains water and electricity are connected to the property. landing areas. These landings provide access to the six LPG fired central heating. Private drainage. double bedrooms and four bathrooms. All of the bathrooms benefit from under floor heating Fixtures and fittings All those items regarded as tenant’s fixtures and fittings, • The master bedroom has a dual aspect with fabulous view together with the fitted carpets, curtains and light fittings, are over the rear garden and the surrounding countryside. The specifically excluded from the sale. However, certain items may room further benefits from built in wardrobes and a spacious be available by separate negotiation. new en suite bathroom/dressing room with shower bath and Mira shower, Duravit ‘his and hers’ sinks, Italian floor and wall Directions (CV37 OHN) tiling, heated towel rain and further built in mirrored wardrobes From Stratford upon Avon take the A3400 towards Henley in • The five further bedrooms are all generous doubles, two Arden. After approximately 3 miles, just after passing under the benefitting from recently updated en suite shower rooms railway bridge at Bearley, turn right signposted Norton Lindsey. • The remaining three bedrooms share the contemporary After approximately 0.75 mile turn left signposted Langley. family bathroom which features a P-shaped shower bath with Continue under the bridge and along Ford Lane where the curved glass screen and Mira shower, a large washstand with property can be found on the left hand side marked by a Knight ‘his and hers’ bowl style wash hand basins with waterfall taps Frank For Sale board and a heated towel rail Terms • The property benefits from generous levels of storage space including three large lofts Tenure: Freehold Local Authority: Stratford on Avon District Council. Telephone Gardens and grounds 01789 267575 • A block paved entrance from Ford Lane leads to a pair of Council Tax Band: G stout electrically operated oak gates. These in turn lead over a pretty stone bridge and onto a gravel driveway which Viewing provides plenty of space for parking as well as access to the By prior appointment only with the agents integral double garage Reception

Bedroom Approximate Gross Internal Floor Area Bathroom House: 286 sq m (3,079 sq ft) Double Garage: 33 sq m (355 sq ft) Kitchen/Utility Total: 319 sq m (3,434 sq ft) Storage

Recreation

First Floor

Ground Floor Energy Performance Certificate

Heronswood, Dwelling type: Detached house Ford Lane, Date of assessment: 04 November 2010 Langley, Date of certificate: 04 November 2010 8480-6329-8749-9154-8906 STRATFORD-UPON-AVON, Reference number: Type of assessment: RdSAP, existing dwelling CV37 0HN Total floor area: 258 m² This home's performance is rated in terms of the energy use per square metre of floor area, energy efficiency based This plan is for layout guidance only. Not drawn to scale unless stated. Windows & door openings are approximate. Whilst every care is taken in the preparation of this plan,please check all dimensions, on fuel costs and environmental impact based on carbon dioxide (CO 2) emissions. shapes & compass bearings before making any decisions reliant upon them. Energy Efficiency Rating Environmental Impact (CO2) Rating

Current Potential Current Potential

Very energy efficient - lower running costs Very environmentally friendly - lower CO2 emissions Important Notice: 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 (92 plus) (92 plus) writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the (81-91) (81-91) property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). Photos etc: The photographs show only certain parts of the property (69-80) (69-80) as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. Regulations etc: Any reference to alterations to, or use of, any part of the property (55-68) (55-68) does not mean that 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 (39-54) (39-54) properly dealt with and that all information is correct. VAT: The VAT position relating to the property may change without notice. (21-38) (21-38)

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 (1-20) (1-20) a list of members’ names. Not energy efficient - higher running costs Not environmentally friendly - higher CO2 emissions EU Directive EU Directive England & Wales England & Wales Photographs: July 2017 Particulars: July 2017 Kingfisher Print and Design. 01803 867087. 2002/91/EC 2002/91/EC The energy efficiency rating is a measure of the The environmental impact rating is a measure of this overall efficiency of a home. The higher the rating the home’s impact on the environment in terms of more energy efficient the home is and the lower the Carbon dioxide (CO2) emissions. The higher the fuel bills are likely to be. rating the less impact it has on the environment.

Estimated energy use, carbon dioxide (CO2) emissions and fuel costs of this home

Current Potential Energy use 233 kWh/m² per year 176 kWh/m² per year Carbon dioxide emissions 11 tonnes per year 8.6 tonnes per year Lighting £304 per year £162 per year Heating £2,148 per year £1,618 per year Hot water £472 per year £414 per year

The figures in the table above have been provided to enable prospective buyers and tenants to compare the fuel costs and carbon emissions of one home with another. To enable this comparison the figures have been calculated using standardised running conditions (heating periods, room temperatures, etc.) that are the same for all homes, consequently they are unlikely to match an occupier's actual fuel bills and carbon emissions in practice. The figures do not include the impacts of the fuels used for cooking or running appliances, such as TV, fridge etc.; nor do they reflect the costs associated with service, maintenance or safety inspections. Always check the certificate date because fuel prices can change over time and energy saving recommendations will evolve. To see how this home can achieve its potential rating please see the recommended measures.

Remember to look for the energy saving recommended logo when buying energy-efficient products. It’s a quick and easy way to identify the most energy-efficient products on the market.

This EPC and recommendations report may be given to the Energy Saving Trust to provide you with information on improving your dwelling’s energy performance.

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