Pinnocks Farm ASTHALL LEIGH • NEAR BURFORD

An elegant Cotswold village house with delightful gardens, paddock land and far reaching views

Reception hall • Drawing room • Sitting room Kitchen / breakfast room • Utility room Cloakroom

Five bedrooms • Three bathrooms

Swinbrook 2 miles • Burford 4 miles Charlbury (trains to London Paddington 80 minutes) 8 miles Chipping Norton 11 miles • Oxford 15 miles Banbury (trains to London Marylebone 75 minutes) 20 miles (All distances and times approximate)

In all about 2.56 acres

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. Pinnocks Farm, Asthall Leigh • An elegant Cotswold family house in a delightful Oxfordshire village.

• The property has great character and charm throughout with the large open plan kitchen providing a focal point with far reaching views over open countryside.

• Adjoining the house, beautifully designed and maintained gardens lead down to paddock land with a backdrop of rolling fields and the Windrush Valley.

• Within nearby Burford are extensive facilities, with Witney, Oxford and London easily accessible via road and rail. Asthall Leigh, Oxfordshire Pinnocks Farm lies on the edge of the village of Asthall Leigh, near Swinbrook and Burford, an area served by excellent transport links and facilities:

Entertainment: Within nearby Burford are numerous public houses and restaurants along with the nearby Swan at Swinbrook and The Maytime at Asthall.

Shopping: Burford provides a range of shops, along with the Burford Garden Company. The market town of Witney provides extensive facilities including a Waitrose, with the City of Oxford 15 miles to the East.

Schooling: Schooling in the area is outstanding and includes Cokethorpe School near Witney, The Dragon, Summer Fields and St Edward’s in Oxford, Radley near Abingdon, Cheltenham Boys and Ladies, Kitebrook near Moreton-in-Marsh and Tudor Hall near Banbury, all of which are within easy reach.

Transport: Communications to Asthall Leigh are excellent with the A40 providing access to Junction 8 of the M40 and a regular train service running from Charlbury providing regular access to London Paddington.

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Area : 2.560 acres (1.036 ha) Pinnocks Farm Cottage

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kleys Stoc This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of 130 H.M. Stationery Office. Crown Copyright reserved. (ES763454). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly ard Ricky T

excluded from any contract. NOT TO SCALE. The 3

Directions (Postcode OX18 4HH) From Burford take the A40 east towards Witney. After 3 miles, take the first exit at the large roundabout onto the B4047 towards Minster Lovell and then turn left after about 50 metres to Asthall. Upon entering Asthall, bear right into the village and at The Maytime Inn, continue to the right and over the River Windrush. After 0.5 miles, turn right signposted to Asthall Leigh. Follow this road for a further mile and upon entering Asthall Leigh, turn right signposted to Minster Lovell. Pinnocks Farm is then the first property on the right hand side after about 100 metres. Services Oil fired central heating. Mains water and electricity. Private drainage. Fixtures and Fittings All those items regarded as tenant’s fixtures and fittings, together with the fitted carpets, curtains and light fittings are specifically excluded from the sale. However, certain items may be available by separate negotiation. Local Authority West Oxfordshire District Council. 01993 861000 Approximate Gross Internal Floor Area = 283.8 sq m / 3055 sq ft (Excluding Void / Courtyard / Eaves Storage) Store = 2.5 sq m / 27 sq ft Attic Room (Second Floor) = 46.2 sq m / 497 sq ft Total = 332.5 sq m / 3579 sq ft

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

Bedroom 4.23 x 4.05 13'11 x 13'3

Utility Room

Kitchen / Dining Room 14.14 x 4.22 Store 46'5 x 13'10

Bedroom Well 4.85 x 4.13 15'11 x 13'7 = Reduced headroom below 1.5m / 5'0

Courtyard 9.03 x 7.72 29'8 x 25'4

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Up Void Eaves Storage Entrance Hall Dn 4.86 x 3.71 Sitting Room 15'11 x 12'2 5.11 x 5.02 Drawing Room 3.42 x 2.83 Attic Room 5.72 x 4.02 Bedroom Bedroom 8.47 x 3.63 16'9 x 16'6 Bedroom 11'3 x 9'3 18'9 x 13'2 5.12 x 2.97 5.46 x 4.02 27'9 x 11'11 2.90 x 2.52 16'10 x 9'9 17'11 x 13'2 9'6 x 8'3 Up

Ground Floor Porch First Floor Second Floor

Important Notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on Energy Efficiency Rating 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 Frank LLP nor any joint agent has any authority to 01865 790077 make any representations about the property, and accordingly any information given is entirely without responsibility on 280 Banbury Road, the part of the agents, seller(s) 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. Summertown, Oxford OX2 7ED 3. Regulations etc: Any reference to alterations to, or use of, any part of the property 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 [email protected] 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 notice. Viewing by appointment only. Particulars dated May 2015. KnightFrank.co.uk Photographs dated May 2015. 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.