KINNERTON HALL MAIN ROAD, HIGHER KINNERTON, CHESTER, CH4 9AJ Kinnerton Hall Main Road, Higher Kinnerton, Chester, CH4 9AJ

A Grade II listed Georgian farmhouse occupying a slightly elevated position within the popular village of Higher Kinnerton. It is understood that Kinnerton Hall was completed in 1740 for J Paynter who was a mining agent for the Earl of Powys. The accommodation retains a number of period features and briefly comprises: reception hallway with original wooden staircase, sitting room with open fireplace, dining room, study, music room, a large farmhouse style kitchen with cast-iron stove and double oven Aga, utility room, rear porch, first floor landing, principal bedroom with en-suite shower room and dressing room, bedroom two, bedroom three, bathroom, second floor landing, bedroom four with dressing room, bedroom five, bedroom six and bathroom. In addition, there are three large store rooms which have potential to be incorporated within the main accommodation, subject to any necessary consents that may be required. The property benefits from oil fired central heating and has a multi-fuel stove with a back boiler. The property is approached via a private driveway from Main Road in the centre of Higher Kinnerton. To the front, there are neatly laid lawns, patio areas and well stocked beds and borders. To the rear of the property there is a block paved and gravelled courtyard providing access to two Garages. In addition, there is a Workshop with Office above, three original pigsties, a log store and outside WC. There is also an adjoining Paddock of approximately 0.25 acre.

LOCATION The village of Higher Kinnerton is located on the Welsh/Cheshire border. Chester City centre is easily accessible by car, together with the Chester Business Park and the A55 North Wales Expressway allowing daily commuting to the various commercial and industrial centres of the region. The village centre provides day to day shopping facilities, pubs, and a primary school (rated in 2014 as ‘Best performing primary school in North Wales’). Buses run into Chester at regular intervals, and the A55 North Wales Expressway is within a few minutes’ drive. The Broughton Retail Park with its Tesco superstore, range of High Street shopping outlets and a newly opened cinema RECEPTION HALL (17’7” max x 15’7”) STUDY (12’0” x 6’10”) Large wooden panelled entrance door, two decorative leaded glazed windows, With cast-iron window to rear, single radiator with thermostat, telephone is approximately 2 miles away. ceiling beam with light point, double radiator and turned spindle staircase to point, ceiling light point and exposed wooden floorboards. Door to the electric the first floor. Stripped wooden panelled doors to the Sitting Room, Dining meter cupboard. Higher Kinnerton was crowned ‘Best Kept Village’ in 2012 and 2014 by Flintshire County Council. Room and Study. Inner Hall with hanging for cloaks and opening to the Music MUSIC ROOM (15’2” x 6’10”) Room. AGENT’S NOTE With cast-iron window to rear, single radiator with thermostat and ceiling light SITTING ROOM (14’9” x 12’9” to chimney breast) point. Steps leading down with door through to the Farmhouse Kitchen. Please note all dimensions and floor plans are approximate and should be used for guidance only. Two cast-iron windows overlooking the front, tiled fireplace and hearth with FARMHOUSE KITCHEN (28’1” x 22’6”) open grate, painted wooden fire surround and arched display recesses to each A large open-plan room incorporating a fitted breakfast kitchen with AGA and side with glass shelving, single radiator with thermostat, ceiling light point, two Living Area. wall points and picture rails. Door to the Farmhouse Kitchen. BREAKFAST KITCHEN DINING ROOM (15’4” x 14’8”) Fitted with a range of limed oak fronted base and wall units incorporating With two decorative cast-iron windows overlooking the front, TV aerial point, drawers, cupboards, a wine rack, shelving, plate rack and glazed cabinet with picture rails, ceiling light point, double radiator with thermostat and tiled slate work tops. Inset one and half bowl sink unit with drainer and mixer tap. fireplace and hearth with painted wooden surround. www.cavendishresidential.com Fitted four-ring electric hob with extractor above and built-in oven and grill. Housing for microwave. Decorative brick chimney breast housing an AGA oil fired double oven with two hot plates. Integrated Hotpoint dishwasher, space BATHROOM (10’10” x 5’9”) for American style fridge freezer, feature exposed brick walling and brick pillar, White suite comprising: panelled bath with mixer tap and shower attachment; concealed under-cupboard lighting, quarry tiled floor and space for breakfast low level WC; and pedestal wash hand basin. Cast-iron window overlooking table and chairs. Decorative cast-iron internal window to the rear porch, door to the front, part-tiled walls to dado rail height, tiled to bath and shower area, Lobby and part-glazed doors to the front garden and rear porch. ceiling light with electric heater, single radiator with thermostat, wall light with LIVING AREA electric shaver point and fitted wall mirror. Brick Inglenook style fireplace with slate hearth housing a Much Wenlock SECOND FLOOR LANDING (17’6” x 11’7”) cast-iron multi-fuel stove with back boiler providing heat for part of the central Large landing with spindled balustrade, mains connected smoke alarm, ceiling heating system, quarry tiled floor, two cast-iron windows overlooking the front, light point, single radiator with thermostat, wall light point, decorative exposed exposed beam with spot lights, ceiling light points, mains connected heat alarm brick chimney breast, picture light and walk-in airing cupboard with slatted and built-in cupboard with shelving, light point and the hot water cylinder for shelving and light point. Doors to Bedroom Four, Bedroom Five and Bedroom the central heating. Part-glazed door to the Utility Room. Six. Glazed door to the Bathroom. UTILITY AREA (12’6” x 7’3”) BEDROOM FOUR (15’1” x 14’5”) Fitted work top with storage cupboard and inset single bowl stainless sink unit With cast-iron window overlooking the front, double radiator with thermostat, with drainer and mixer tap. Two single glazed windows, pitched polycarbonate decorative exposed brick fireplace, exposed timbers and ceiling light point. roof, electric storage heater, plumbing and space for washing machine, space for Door to: tumble dryer and vinyl tiled effect flooring. Glazed door to the Utility Room. DRESSING ROOM (15’7” x 6’10”) REAR PORCH (14’10” max x 7’5”) With cast-iron window overlooking the rear, exposed timbers, ceiling point and With a pitched polycarbonate roof, single glazed window, Dimplex electric single radiator with thermostat. storage heater and vinyl tiled effect flooring, part-glazed door to outside and small BEDROOM FIVE (15’3” x 14’6”) wooden door to the Coal Store. With cast-iron window overlooking the front, double radiator with thermostat, FIRST FLOOR LANDING decorative fireplace recess with brick hearth and ceiling light point. Mains connected smoke alarm and ceiling light point. Stripped wooden panelled BEDROOM SIX (15’7” x 6’9”) door to the Principal Bedroom, door with staircase to the second floor and door With cast-iron window to rear, ceiling light point and single radiator with to Inner Landing. thermostat. PRINCIPAL BEDROOM (14’10” x 14’6” max) BATHROOM (12’8” x 5’9”) Two cast-iron windows overlooking the front, ceiling light point and double A four piece suite in white comprising: panelled bath; tiled shower enclosure radiator with thermostat. Door to En-Suite Shower Room and door to Dressing with Mira Excel shower, glazed shower screen and glazed door; pedestal wash Room. hand basin; and low level WC. Part-tiled walls, cast-iron window, single EN-SUITE SHOWER ROOM (6’6” x 5’10”) radiator with thermostat, wall mirror with two spot lights, ceiling light point Modern white suite comprising: tiled shower enclosure with Mira Excel shower, and single radiator with thermostat. glazed shower screen and glazed door; pedestal wash hand basin with tiled splash ANCILLARY ACCOMMODATION back; and low level WC. Wall light with electric shaver point, fitted wall mirror, Attached to the side of the property there is a Lobby with access from the single radiator with thermostat, ceiling light point and cast-iron window. Farmhouse Kitchen. DRESSING ROOM (15’1” x 6’10”) LOBBY Cast-iron window to rear, ceiling light point, single radiator with thermostat and With quarry tiled floor and steps to the loft store area which is divided into two pedestal wash hand basin with tiled splash back and fitted wall mirror. sections. Wooden panelled door to Games Room/Store. INNER LANDING (11’0” x 10’5”) GAMES ROOM/STORE (23’1” max x 18’3”) Ceiling light point and single radiator. Doors to Bedroom Two, Bedroom Three With fluorescent strip light, two cast-iron windows, fitted shelving and quarry and Bathroom. tiled floor. BEDROOM TWO (15’4” x 14’8”) LOFT STORE ONE (23’7” plus recess x 18’10”) With two cast-iron windows overlooking the front, ceiling light point, double With cast-iron window, exposed beam and wooden floorboards. radiator with thermostat, pedestal wash hand basin with tiled splash back, wall light with electric shaver point, TV aerial point and decorative cast-iron fireplace. LOFT STORE TWO (23’6” x 30’) With cast-iron window, exposed beams, wooden floorboards and the unvented BEDROOM THREE (15’4” x 6’11”) hot water heater. With cast-iron window overlooking the rear, ceiling light point, TV aerial point, single radiator with thermostat, pedestal wash hand basin with tiled splash back OUTSIDE FRONT and fitted wall mirror. The property is approached via a private driveway from Main Road which provides access to Kinnerton Hall and a range of recently converted barns set around a central courtyard. To the front of the Hall there are formal gardens with extensive lawned areas, a flagged patio and well stocked borders which are of the central bay is a date-stone of 1740 together with the name Paynter. To the right is the single storey former dairy enclosed by stone walling and post and rail fencing. A winding pathway leads of late C19 with four segmental headed windows one of which has been enlarged to form a door. The remaining three down to the driveway. windows retain their original diamond lattice paned casement windows. The rear elevation retains the symmetry of the OUTSIDE REAR front but with a narrower, and unlit, central section. The bays to the left and right have one multi-paned window to each storey, with Ruabon terracotta cills and heads and late C19 diamond lattice glazing bars. To the rear there is a gravelled and block paved driveway with a neatly laid lawn which is enclosed by brick walling. There is access to the rear porch, two AGENT’S NOTES garages, the workshop and steps lead up to an office. There is also an outside * Council Tax Band H - Flintshire County Council. WC, boiler room and log store. * Services - mains water, electricity and drainage are connected. GARAGE ONE (16’4” x 13’0”) * Oil fired central heating. * Tenure - believed to be Freehold. With double opening wooden doors, cold water tap and door to outside. * The property is Grade II Listed. GARAGE TWO (16’1 x 14’0”) * Management Company - the Kinnerton Hall Management Company Limited has been formed. There are 5 equal shares, With double opening wooden doors, light point and window. one belonging to each dwelling within the development. The Management Company is responsible for the maintenance WORKSHOP (23’5” x 15’10”) of the communal areas and the driveway. There will be a monthly service charge, yet to be agreed, for the upkeep. With sliding door, power, light, two windows and door to rear. DIRECTIONS OFFICE (23’3” x 16’1”) Proceed out of Chester over the Grosvenor Bridge to the Overleigh roundabout and take the third exit along Lache Lane. Approached via a series of steps from the rear courtyard with exposed beams Continue into open countryside to the roundabout by Bodfari Foods and take the turning right towards Kinnerton, and timbers, three double glazed windows, power and light. passing through Gorstella and Lower Kinnerton. On entering the village proceed past the Royal Oak public house. Follow the road through the village, past the Primary School, and at The Swan public house turn right into a private driveway. PIGSTIES Follow the drive and the property will be found on the right hand side. Attached to the rear of the garaging there are three pigsties. APPROXIMATE DISTANCES OUTSIDE WC (8’0” x 6’4”) (Source RAC route planner). With wash hand basin and high-flush WC. Chester - 7 miles, Mold - 7 miles, Wrexham - 8 miles, Hope - 2 miles, Liverpool - 24 miles, Liverpool John Lennon BOILER ROOM Airport - 33 miles, Manchester - 49 miles, Manchester Airport - 42 miles, Warrington - 31 miles, Junction 2 A55 Housing a Worcester oil fired central heating boiler. Outside oil storage tank. Expressway - 3 miles. COAL STORE (16’2” max x 5’11”) VIEWINGS With an access door from Rear Porch. By arrangement with the Agent’s Chester Office 01244 404040. PADDOCK Adjoining the property there is a paddock which is enclosed by fencing with a number of mature trees. HISTORY Kinnerton Hall is approached via a private drive from Main Road in the centre of Higher Kinnerton Village. The Hall is understood to have been completed in 1740 for the Paynter family (when it was known as Paynter Hall). Later acquired by the Topham family in the early 16th Century, when it formed part of their Kinnerton Lodge Estate. In the 19th Century the Hall was acquired by the Collinge family and farmed by the Cannon family as tenant farmers. Refurbished under James Collinge in 1887. GRADE II LISTING Three storey, brown brick, Georgian farmhouse of three bays with C19 remodelling including single storey extension to the right. Grey slate roof. Central bay to front elevation is slightly recessed between two projecting outer bays. Stone copings to gable ends with ball finials and kneelers. Separate storeys articulated by a projecting brick band of three courses between the ground and first floors, and the first and second floors. To the front elevation each bay has two metal, small-pane, casement windows to each of the ground and first floors, Misrepresentation Act 1967 with one to the attic storey; all windows are of distinctive estate style with These particulars, whilst believed to be accurate, are for guidance only and do not constitute any part of an pointed “Gothic” heads and large projecting Ruabon cills and heads. Windows offer or contract - intending purchasers or tenants should not rely on them as statements or representations to either side of the front door are late Victorian leaded windows of two-lights. of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in the Together with the six-panel door they are brought together under a large employment of Cavendish Ikin has the authority to make or give any representation or warranty in relation Ruabon terracotta moulded lintel with a date inscription of 1887. To the gable to the property. 2 Cuppin Street, Chester CH1 2BN Tel: 01244 404040. Fax: 01244 321246 Email: [email protected] www.cavendishresidential.com