FORGE COTTAGE Watery Lane, Pillerton Hersey Guide Price

FORGE COTTAGE • Charming Period Cottage Watery Lane, Pillerton Hersey • Three Reception Rooms & Conservatory • Kitchen/Breakfast Room Guide Price £399,000 • Two Bedrooms, Two Bathrooms Freehold • Landscaped Gardens, Double Garage, Outbuildings T: 01789 292659 E: [email protected] W: www.johnshepherd.com Forge Cottage is set in the pretty South Warwickshire village of Pillerton Hersey. Local amenities including good shopping are available in the nearby villages of Ettington and Kineton, both approximately two and a half miles distant. Stratford-upon-Avon, Warwick and Royal Leamington Spa offer a wide range of sporting, recreational, shopping, social and other amenities, whilst Junction 12 of the M40 motorway is available at Gaydon, enabling easy and fast access to London, the South and the Midlands. There are excellent schools in the private, grammar and state sectors in Stratford and Warwick. Situated in the heart of this picturesque, small South Warwickshire village, Forge Cottage is located to the end of a small, quiet lane in the centre of the village, with an abundance of public footpaths over the glorious, South Warwickshire countryside. The property has undergone much improvement and alteration works by the current owners, resulting in a charming, period property retaining a wealth of original features, including exposed stone fireplace, structural beams and original features, whilst combining double glazing, oil fired central heating and a superb, vaulted kitchen/breakfast room to the ground floor. The accommodation has been arranged to suit the present owners and includes two reception rooms, a useful study area and the kitchen/breakfast room with attractive fitted kitchen units under solid wood work surfaces with integrated sinks, double oven and hob, together with doors opening to the rear garden. To the first floor, both double bedrooms include a range of bespoke bedroom storage and wardrobes. Outside, the gardens lie predominantly to the rear and sides of the property and have been attractively landscaped with mature flower beds, hedgerows and lawns. Outbuildings include a wooden greenhouse, a workroom studio with light and power, a brick built garden shed and a detached double garage with vehicle access to the side. GROUND FLOOR ENTRANCE PORCH SITTING ROOM DINING ROOM CONSERVATORY STUDY CLOAKS/SHOWER ROOM KTICHEN/BREAKFAST ROOM With cellar FIRST FLOOR BEDROOM ONE BEDROOM TWO BATHROOM FLOOR PLAN THIS PLAN IS FOR IDENTIFICATION PURPOSES ONLY It is not to scale and is intended to show the approximate relationship of one room to another, with an indication of the main fixtures and fittings GENERAL INFORMATION Subjective comments in these details imply the opinion of the selling Agent at the time these details were prepared. Naturally, the opinions of purchasers may differ. Money Laundering: We have in place procedures and controls which are designed to forestall and prevent Money Laundering. If we suspect that a supplier, customer/client, or employee is committing a Money Laundering offence as defined by the Proceeds of Crime Act 2002, we will in accordance with our legal responsibilities disclose the suspi cion to the Serious Organised Crime Agency. Agents Note: We have not tested any of the electrical, central heating or sanitaryware appliances. Purchasers should make their own investigations as to the workings of the relevant items. All room measurements and mileages quoted in these sales particulars are approximate. Fixtures and Fittings: All those items mentioned in these particulars by way of fixtures and fittings are deemed to be included in the sale price. Others, if any, are excluded. However, we would always advise that this is confirmed by the purchaser at the point of offer. Tenure: The property is Freehold with vacant possession upon completion of the purchase. Services: Mains electricity, water and drainage are understood to be connec ted to the property. Central heating is via an oil-fired boiler situated in the kitchen/breakfast room. Local Authority: Stratford-upon-Avon District Council. Council Tax Band E. Postal Address: The correct postal address of the property is understood to be Forge Cottage, Watery Lane, Pillerton Hersey, Warwick, CV35 0QP. Land: It is suggested that prior to exchange of contracts, prospective purchasers walk the land and boundaries in order to satisfy themselves as to the exact area of land they are purchasing and also to check all fixtures and fittings either included or excluded in the sale. Directions: From Stratford-upon-Avon proceed south-east on the A422 Banbury Road, following the signposts to Ettington and Banbury. Continue through the village of Ettington and upon reaching the next village, Pillerton Priors, take the turning on the left following the signposts to Pillerton Hersey and Kineton. Upon entering the village of Pillerton Hersey, follow the road around the bends and immediately after crossing the stream, turn right into Watery Lane where the property will be found at the end of the lane on the right hand side. John Shepherd & Vaughan, for themselves and for the vendors of the property whose agents they are, give notice that these particulars do not constitute any part of a contract or offer, and are produced in good faith and set out as a general guide only. The vendor does not make or give, and neither John Shepherd & Vaughan nor any person in his employment, has an authority to make or give any representation or warranty whatsoever in relation to this property. John Shepherd & Vaughan 10 Union Street Stratford upon Avon Warwickshire CV37 6QT Tel: 01789 292659 [email protected] .

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