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Old Rectory Farmhouse Warmington | Banbury | OX17 1DE OLD RECTORY FARMHOUSE

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Old Rectory Farmhouse Warmington | Banbury | OX17 1DE OLD RECTORY FARMHOUSE Old Rectory Farmhouse Warmington | Banbury | OX17 1DE OLD RECTORY FARMHOUSE A well extended late Georgian house set in an impressive 0.39 acre plot within one of Warwickshire’s most idyllic and sought after small villages. GROUND FLOOR On a day-to-day basis the house is entered beneath a tiled storm porch through a solid casement door to the inner hall. From here there is access to the dining room and the kitchen. A dark blue oil-fired Rayburn is the centre piece as it provides the cooking, hot water and the central heating. There are just the right amount of cream-fronted wooden base units with sold granite work surfaces and an inset sink unit. An original tall cupboard, fitted shelving and a plate rack leave space and light in this lovely room with quarry floor tiles. There is an integrated fridge and a Neff dishwasher, ceiling beam, double aspect windows overlook the lane and the gardens. There is a large, cool, walk-in pantry with lighting, an electric power point and a window. The dining room has a wood burning stove, original cupboards, oak flooring and wall light points. Impressive ceiling beam, two windows providing the same views as the kitchen The bright and spacious main hallway has an under-stairs storage cupboard with stairs rising gently to the upper floor. Oak flooring and a wide casement door with fanlight opens to the front garden. The main sitting room has a handsome fire surround carved in Hornton blue stone with a Clearview stove setting the mood perfectly. Oak flooring, wall light points, two rear windows and hard wood double-glazed French doors providing a perfect ‘vista’ across the gardens. The spacious utility room has a quarry tiled floor, medium oak base and eye-level units, Leisure sink unit set into work surfaces. Plumbing facilities for a washing machine, space for a tall fridge/freezer and a tumble dryer. Stable door to a rustic and useful timber porch ideal to keep firewood and wellies dry.The ground floor is completed by a smart shower room with fully tiled floor and walls. Shower enclosure with a Bristan shower unit, pedestal wash hand basin, WC, ladder radiator. Large fitted mirror, opaque double-glazed side window. Seller Insight This attractive house occupies a leafy and tranquil spot in the picturesque village of Warmington on the north eastern tip of the Cotswolds Area of Outstanding Natural Beauty. Set in a generous and private plot, the house was originally built as a school and cottage for the parish clerk. ‘The house, built in 1833, has played an historic role within the village. Now, it is a lovely traditional home which we’ve enjoyed living in for almost 14-years during which time we’ve extended it and undertaken extensive landscaping of the garden. ‘The house has great character and feels very welcoming; it is cosy in the winter yet cool in the summer. It has a good mix of rooms offering great versatility; the living room is quiet and well-proportioned with a log-burner and dual-aspect views of the garden. It is a lovely home for hosting guests whether in large gatherings or more intimate dinner parties. The attractive gardens are well planted. The garden is screened on all sides by large mature trees which make it very private. There are seating areas and sheltered places there is always a sunny spot in a south-facing garden. A small wood offers shade and 49 species of birds have been seen. ‘Neighbours are friendly and helpful. There is a good programme of events in the village including a bridge club, art group, garden club and a heritage group. Each year, there is a lovely, NGS open gardens event and bonfire and festive parties. The village is well-kept and has good amenities. There is a hall, village green with duck pond, a pub, a gastro pub, an active church, excellent farm shop, two garages, a café and more. The village is surrounded by rolling countryside and miles of walking and cycling routes and is conveniently close to various market towns as well as road and rail links. There are several National Trust properties to explore locally.’ We’ll very much miss the tranquility of the property and the sense of community in the village.’* * These comments are the personal views of the current owner and are included as an insight into life at the property. They have not been independently verified, should not be relied on without verification and do not necessarily reflect the views of the agent. FIRST FLOOR A bright first-floor landing has wall light points, a spacious walk-in wardrobe and two side windows. Two steps lead to the main bedroom suite. Bedroom 1 is a very pleasant room with two side windows allowing in lots of natural light, they also provide fine views. In the dressing area are two sets of double and single wardrobes, with concealed further storage in the eaves space on both sides, Velux window. The spacious en-suite has a whirlpool spa bath, bidet, vanity unit with inset basin, WC. Tiled and wood panelled walls, fitted mirror, extractor fan, down lighters, double-glazed dormer front window. The second double bedroom has fitted shelving, a deep fitted wardrobe and a side window overlooking the gardens. The third double bedroom also has a fitted wardrobe and a side window with access to insulated and partially-boarded loft space. Bedroom 4 is a nice child’s bedroom with a second loft access and a side window looking up the lane. The family bathroom has a modern cottage suite comprising panelled bath, low-level WC, pedestal wash hand basin. Mainly tiled walls, airing cupboard housing a fully lagged hot water cylinder. An opaque side window overlooks the driveway. GARAGE & PARKING FACILITIES The garage forms part of the extension and has plenty of room for a large car and a work bench etc. There are three double power points, strip lighting, rear door and an electric Hormann door for easy drive-in access. To the front is a quality brick driveway providing parking for 3 or 4 standard vehicles. There is also plenty of parking for visitors in School Lane adjacent to the garden. FRONT GARDEN A central pathway divides two level lawns with a drystone retaining wall and metal gate leading to the larger main side garden. This original south-facing garden has a semi-circular terrace with low-level brick retaining walls and colourful borders with lavender, annuals and a selection of roses. This area is fully enclosed by a mature mixed hedgerow with bay and apple trees. There is a hexagonal garden gazebo tucked in the corner offering the best view of the attractive frontage of the house, which is covered in Virginia creeper throughout the summer months. MAIN SIDE GARDEN Just off the living room is a large east-facing terrace, making it the ideal location for a private breakfast or to escape the sun on rare warmer days! There is a greenhouse and the plastic double-skinned oil tank is nicely screened within a wooden enclosure. Steps lead down to a colourful well-planted sector with peonies and a fig tree. A wooden archway leads to a peaceful oasis (where the sun loungers are tucked away). A further wooden pergola leads down to the far corner of the garden where a seat is situated. There is a large garden shed hidden in the opposite corner. The gardens are mostly laid to lawn, with cherry and decorative apple trees interspersed. As the photographs show, the garden is framed and protected by many mature trees including Yew, Birch, Lime, Rowan and Acacia. Meandering pathways provide hours of fun for young children to play ‘hide & seek’, whilst others take the chance to meet family and friends within the 0.39 acre total plot, allowing all visitors the chance to just enjoy the calm feeling both the house and the gardens exude. LOCATION Warmington is a quintessential English village with a picturesque village green and duckpond with The Plough Inn just a stone’s throw away. The village sits just off the B4100 on the Oxfordshire and Warwickshire border. The village has two general maintenance garages, St. Michaels C of E Church, while The Falcon restaurant is within an easy walk (for most), along with the excellent National Herb Centre with café and shop. Locals benefit from the excellent Carpenters’ farm shop - well worth a visit. Upton House is nearby. The Avon Dassett hills are perfect for those with energetic dogs or a young family. Warmington is 5 miles north-west of Banbury which offers access to the national motorway network at (J11). Or, if heading north to Birmingham airport, (J12) is located at Gaydon. Royal Leamington Spa, Warwick, Kenilworth and Stratford upon Avon are all close to hand with some scenic countryside around the village and Edge Hill. There is both state and private schooling to suit all educational needs in Banbury, Hornton, Kineton, Bloxham, Sibford, Hook Norton, Warwick and Rugby. Banbury and Leamington Spa provide a good range of shopping. Soho Farmhouse and Bicester Village are both within a short drive for those with more expensive tastes! LOCAL AUTHORITY STRATFORD ON AVON District Council Telephone (01789) 260990 Council Tax Band ‘F’ Payable £2,785.01p annually VIEWING ARRANGEMENTS Strictly via the vendors’ sole agents, Fine & Country on (01295) 239665. SERVICES Old house Mains electricity, sewerage, drainage, water, oil-fired radiator central heating, BT (good broadband speed is available). OPENING HOURS Monday to Friday 9.00 am - 5.30 pm Saturday 9.00 am - 4.30 pm DIRECTIONS From Banbury head north, leaving town on the main B4100 Warwick Road.
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