23 Croft Lane, Temple Grafton, , B49 6PA £345,000 A well proportioned three bedroom semi-detached home situated in the popular village of Temple Grafton with it's well regarded primary school and convenient access to the towns of Stratford upon Avon, Bidford on Avon and Alcester. Accommodation comprises in brief: entrance hall, extended sitting room, kitchen, utility area, ground floor shower room, three bedrooms, family bathroom, covered walkway and workshop. Long driveway, front and rear gardens with views over grazing land and pasture land to rear.

TEMPLE GRAFTON is a small village lying amidst delightful DINING AREA with wood effect floor, room for table and COVERED WALKWAY with double doors to front and door to countryside, approximately five miles from chairs, views over garden. rear, concrete screeded flooring, wall mounted boiler, power Stratford upon Avon, three and a half miles from Alcester and and light. Door to three miles from Bidford on Avon offering a wide range of KITCHEN with window to front, range of matching wall and facilities. The village benefits from primary school, church and base units with working surface over incorporating stainless steel STORE ROOM with window to rear and window to side, two public house. sink with drainer, tiled splashbacks, space for electric cooker work benches, plumbed for washing machine, power and light. with brushed metal extractor fan hood over, space for low level ACCOMMODATION A timber framed porch leads to fridge and washing machine, pantry cupboard. FIRST FLOOR LANDING with window to front and loft hatch.

ENTRANCE HALL with laminate flooring. BOOT ROOM with ceramic tiled floor, door to covered BEDROOM with window to rear, fitted double wardrobe, walkway and door to further quadruple fitted wardrobe, both with cupboard space SITTING/DINING ROOM an L shaped room with three over. windows and double doors to rear. Feature blue lias stone GROUND FLOOR SHOWER ROOM with opaque window fireplace with fuel burning stove, wooden mantle and shelving, to rear, shower cubicle with Mira electric shower, wc, heated BEDROOM with two windows to rear, airing cupboard feature wooden wall paneling and serving hatch. Opening into towel rail. housing immersion water tank and slatted shelves.

BEDROOM with window to side, overstairs wardrobe with shelving, laminate flooring.

BATHROOM with opaque window to front, paneled bath, pedestal wash hand basin, wc, vinyl flooring.

OUTSIDE To the FRONT is a stone chipping driveway, partly laid to lawn, mature shrubs and trees, screened LPG Flogas tank.

REAR GARDEN A mix of paved patios, pathways, pergola, fish pond, largely laid to lawn with a mix of planted beds, mature shrubs, trees, greenhouse and timber shed. There are delightful views beyond over grazing land and pasture land.

GENREAL INFORMATION

TENURE The property is understood to be freehold although we have not seen evidence. This should be checked by your solicitor before exchange of contracts.

SERVICES We have been advised by the vendor that mains electricity, water and drainage are connected to the property. However these details should be checked by your solicitor before exchange of contracts. Heating is LPG.

RIGHTS OF WAY The property is sold subject to and with the benefit of any rights of way, easements, wayleaves, covenants or restrictions etc. as may exist over same whether mentioned herein or not. COUNCIL TAX: Council Tax is levied by the Local Authority and is understood to lie in Band C

CURRENT ENERGY PERFORMANCE CERTIFICATE RATING: E. A full copy of the EPC is available at the office if required.

DIRECTIONS: Proceed north out of Stratford upon Avon on the Alcester Road. At the A46 roundabout take the left turn towards Alcester on the A46, continue and after a couple of miles turn

left signposted to Temple Grafton and . Continue until you reach the T junction at The Blue Boar Inn, turn left and then immediately right onto Church Bank. Continue into the village of Temple Grafton and at the crossroads turn right onto Croft Lane where the property will be found on

the left hand side shortly after.

VIEWING: By Prior Appointment with the Selling Agents.

REGULATED BY RICS

DISCLAIMER: Peter Clarke & Co LLP themselves and for the vendors or lessors of this property whose agents they are, give notice that (i) the particulars are set out as a general outline only for the guidance of intending purchasers or lessors, and do not constitute part of an offer or contract; (ii) all descriptions, dimensions, references to condition and necessary permission for use and occupation, and other details are given without responsibility and any intending purchasers or tenants should not rely on them as statements or presentations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them. Room sizes are given on a gross basis, excluding chimney breasts, pillars, cupboards, etc. and should not be relied upon for carpets and furnishings. (iii) we have not carried out a detailed survey and/or tested services, appliances and specific fittings (iv) no person in the employment of Peter Clarke & Co LLP has any authority to make or give any representation of warranty whatever in relation to this property (v) it is suggested that prospective purchasers walk the land and boundaries of the property, prior to exchange of contracts, to satisfy themselves as to the exact area of land they are purchasing.

01789 415444 www.peterclarke.co.uk 53 Henley Street & 1 Meer Street, Stratford-upon-Avon, Warwickshire CV37 6PT Six offices serving South Warwickshire & North [email protected]