MANOR HOUSE

About us

We are a dynamic independent agency with an excellent established reputation, selling property for clients in Stratford-upon-Avon and surrounding villages.

The directors Peter Vaughan, Ginny Vaughan and Matt Reynolds have many years’ experience collectively and are well placed to advise clients on all property matters from the sale of residential property, advice on planning and development and marketing of New Homes. Peter Vaughan We are very proud of our fabulous sale team who work Director hard to forge the personal contact and trust which is so important to helping our clients through the process.

In addition to great people, we believe in great marketing and in a very flexible approach to new initiatives, including video tours, social media coverage and high quality photography provided by a full-time member of our team. We also work hard with our colleagues at our Mayfair office to ensure the broadest possible national and international coverage.

We would love to advise you on what we can do to help Ginny Vaughan with your property transaction so please get in touch. Director

Matt Reynolds Director

Manor House Ardens Grafton, , , B49 6DR

This fine, Grade II Listed, Georgian fronted, detached, Warwickshire farmhouse, is situated in an idyllic back water setting in the heart of the picturesque village of Ardens Grafton. The character filled accommodation is presented over four floors, extends to approximately 3,758 sq ft, and benefits from a separate stone built barn, offering great potential for conversion to ancillary accommodation (subject to planning).

Believed to have originally dated back to Tudor times, boasting later editions, Manor House was the former 'home farm' to Grafton Court, one of the counties most distinguished residences and has evolved over time to become a wonderful family home serving the current owners well for over 40 years.

Within easy commuting distance of the neighbouring towns of Stratford-upon- Avon, and Alcester, the property is ideally positioned to enjoy a rural lifestyle, with the benefit of having easy access to countless amenities, including those further afield in Birmingham and London, via either the M40 motorway network or nearby train stations, with direct links to the capital.

Upon approach, you advance through a central Views towards the Malvern Hills and Welsh ornate gate with Blue Lias stone walls and brick Black Hills can be enjoyed from the upper floors, pillars to a gravelled pathway, flanked by shaped along with a wealth of exposed beams and box hedging and lawns. Entering the property, feature fireplaces. you are greeted by an impressive dining hall, with 3 6 inglenook fireplace and flag stone flooring Externally, the mature plot that surrounds the throughout. property extends to approximately 0.5 acres and provides a high level of privacy. To the rear, a There are two further reception rooms, an inner generous enclosed lawned paddock has a lobby with cellar, breakfast kitchen, garden room number of interspersed fruit trees, including and useful utility / boot room. plum, apple and pears along with a vegetable 2 0.5 patch and oak framed lean to / car port. To the first floor, there are four double bedrooms and two bathrooms and a further two double There is a further area of lawn to side with well bedrooms and study landing to the second. stocked herbaceous borders, and a paved seating area enjoying a sunny aspect and access to the internal accommodation.

Beyond a secure five bar gate, a long, gravelled driveway leads to SITTING ROOM the forecourt parking area providing space for several vehicles. A cosy snug and relaxed reception space with duel aspect windows and a feature fireplace with open hearth. A substantial part stone-built barn currently offers covered and enclosed parking and storage, but does offer immense potential INNER LOBBY to be remodelled into ancillary accommodation, such as an annex With flagstone flooring, storage and access to: or home office / hobbies space, subject to obtaining the relevant planning permission. GUEST WC / CLOAKS Having a low level WC, wash hand basin and built in cloaks DINING HALL storage. With striking inglenook fireplace and open hearth, flagstone flooring throughout, window to front and stairs rising to the CELLAR upper floors. A generous space ideal for wine storage due to its cool climate, and period storage room with racking. There is also an original DRAWING ROOM salting stone / cold slab and raised brick surfaces. A charming dual aspect room with feature stone fireplace, high ceilings and exposed beams.

FIRST FLOOR KITCHEN/BREAKFAST ROOM A traditional kitchen with a bank of fitted storage and BEDROOM ONE worksurfaces for food preparation, there is ample space for a Enjoying dual aspect windows and distant rural views, high ceilings breakfast table and a useful 'china pantry'. A door leads out to and exposed beams and period fireplace. the rear courtyard and a second staircase to the upper floor. BEDROOM TWO GARDEN ROOM Having window to front, built in wardrobe, high ceilings and Filled with natural light through dual aspect windows and door exposed beams. set to side, a useful space which could serve multiple purposes, such as a morning room, breakfast room or home office. BEDROOM THREE With dual aspect windows and built in wardrobe. UTILITY / BOOT ROOM An incredibly useful and practical room providing storage, utility BEDROOM FOUR and laundry space. Having window to side, storage over bed space and further walk in cupboard.

PRINCIPAL BATHROOM LOCATION Having a full suite comprising panel bath, low level WC, wash hand basin and walk in shower enclosure. Ardens Grafton is a delightful, unspoilt Warwickshire hamlet, lying approximately 6 miles west of Stratford- upon-Avon. SECOND BATHROOM Along with its neighbouring village of , it has a Having a white suite comprising panel bath, low level WC, wash local junior school and two public houses. Shopping facilities hand basin and a bank of fitted storage. can be found at nearby Alcester or Bidford-on-Avon, whilst Stratford-upon-Avon, with its excellent range of shopping, SECOND FLOOR recreational and leisure facilities, is also within easy reach. Surrounding Ardens Grafton is delightful, undulating LANDING & STUDY AREA Warwickshire countryside, with the renowned and sought- A generous landing with space available for a study or reading after only a short drive away. area. Stratford-upon-Avon is internationally famous as the BEDROOM FIVE birthplace of and home to the Royal A generous room with feature vaulted ceilings and exposed Shakespeare Theatre. It attracts almost four million visitors a beams, duel aspect windows with distant rural views and built in year who come to see its rich variety of historic buildings. storage. Stratford is also a prosperous riverside market town which provides South Warwickshire with a wide range of national BEDROOM SIX and local stores, fine restaurants, a good choice of public and Having exposed beams and vaulted ceiling, period fireplace, built private schools and excellent sporting and recreational in storage and access to a generous loft space. amenities. These include golf courses, swimming pool and leisure centre, racecourse, the nearby north Cotswold Hills as well as the River Avon for anglers and boating enthusiasts.

GENERAL INFORMATION

Subjective comments in these details imply the effect on you or your credit history. You opinion of the selling Agent at the time these understand that we will undertake a search with details were prepared. Naturally, the opinions of Experian for the purposes of verifying your purchasers may differ. identity. To do so Experian may check the details you supply against any particulars on any database Agents Note: We have not tested any of the (public or otherwise) to which they have access. electrical, central heating or sanitaryware They may also use your details in the future to appliances. Purchasers should make their own assist other companies for verification purposes. A investigations as to the workings of the relevant record of the search will be retained. To complete items. Floor plans are for identification purposes our quality service, Vaughan Reynolds is pleased only and not to scale. All room measurements and to offer the following:- mileages quoted in these sales particulars are approximate. Free Valuation: Please contact the office on 01789 292659 to make an appointment. Fixtures and Fittings: All those items mentioned in these particulars by way of fixtures and fittings are Professional Survey Department: We offer a full deemed to be included in the sale price. Others, if range of professional surveys including the RICS any, are excluded. However, we would always Home Buyers’ Survey and Valuation Reports, and advise that this is confirmed by the purchaser at full Building Surveys. For professional survey and the point of offer. valuation advice please contact us on 01789 292659. Tenure: The property is Freehold with vacant possession upon completion of the purchase. Vaughan Reynolds Conveyancing: Very competitive fixed price rates agreed with our Services: Mains water, drainage and electricity. Oil panel of local experienced and respected fired central heating system. Solicitors. Please contact this office for further details or go to www.vaughanreynolds.co.uk. Local Authority: Stratford-upon-Avon District Council. Council Tax Band H. Vaughan Reynolds, for themselves and for the vendors of the property whose agents they are, In line with The Money Laundering Regulations give notice that these particulars do not constitute 2007 we are duty bound to carry out due diligence any part of a contract or offer, and are produced on all of our clients to confirm their identity. in good faith and set out as a general guide only. Rather than traditional methods in which you The vendor does not make or give, and neither would have to produce multiple utility bills and a Vaughan Reynolds nor any person in his photographic ID we use an electronic verification employment, has an authority to make or give any system. This system allows us to verify you from representation or warranty whatsoever in relation basic details using electronic data, however it is to this property. not a credit check of any kind so will have no

10 Union Street, Stratford upon Avon CV37 6QT T: 01789 292659 E: [email protected] vaughanreynolds.co.uk