Orchard Ley Marston St. Lawrence, , , OX17 Guide Price £750,0002DB A superbly presented and much improved detached dormer home situated on the edge of this village and set in stunning grounds including landscaped gardens, an orchard and paddock of around 2.353 acres. The spacious and flexible accommodation includes two/three reception rooms, one of which could be a further bedroom, a light and airy kitchen diner and a conservatory. The ground floor also has two further bedrooms and shower room. On the first floor the master bedroom suite has plenty of storage, en suite facilities and window overlooking the garden and countryside beyond. Outside, the beautiful landscaped gardens includes a koi pond, timber outbuildings and opens out to a lovely orchard with separate access from the road. The paddock is enclosed by post and rail fencing. There is a timber loosebox and in one corner a lovely enclosed area with planted trees and duck pond. LOCATION garden sheds and greenhouse. The garden opens into the Marston St. Lawrence is a village and in South orchard area where there is an open fronted timber covered Northamptonshire, and prides itself with the grade II * listed bay, suitable for storage for a caravan or boat. The orchard building of Marston House and Church of parish runs in a north westerly direction with an assortment of fruit church of St Lawrence. Villages close by offer a shop, trees including apple and pear. Towards the far end is a public house and a well regarded primary school (with polytunnel, with a gate leads to the road. school bus). More extensive facilities can be found nearby at including shops, public houses, Paddock Land library, sports and recreational facilities as well as a The paddock land lies beyond the orchard separated by the primary school and the well renowned Chenderit senior rented field. There is a grass track, also with access from school. Carrdus School at Overthorpe and Winchester the road with five bar gate. The paddock is divided into two House School at Brackley are both approximately 5 miles areas, enclosed by post and rail fencing, there is a timber away whilst the larger town of Banbury, with its extensive loose box and in one corner a beautiful and tranquil fenced facilities, railway station and M40 (junction 11), is in area with duck pond and a number of planted trees, approximately 7 miles away. Sporting and leisure activities including hornbeams, silver birch and cherry. within easy reach include golf at Chacombe, Tadmarton Heath and Rye Hill, motor racing at Silverstone, horse AGENTS NOTE racing at Towcester, Cheltenham, Warwick and Stratford Agents Note upon Avon and theatres at Stratford-upon-Avon, Oxford, The owners also rent a paddock of approx 0.87 acre on an Milton Keynes and Northampton. annual lease for a current charge of £300 per annum.

GROUND FLOOR Rights of way- There is a hallway which provides access to the majority of There is a right of way in favour of a neighbour over the the ground floor rooms. The sitting room has a dual aspect gated grass track which runs along the southern boundary including bay window to the front. The focal point of the of the paddock. room is the newly fitted modern open fireplace with wooden surround. There are connecting doors through to a further SERVICES snug/family room with stairs to first floor and which has a None of the services have been tested and purchasers traditional log burner. The “heart of the house” kitchen has should note that it is their specific responsibility to make ample room for informal dining and is fitted in a modern their own enquiries of the appropriate authorities as to the range of floor and wall mounted cabinets. The work surface location, adequacy and availability of mains water, incorporates a sink and drainer and integrated appliances electricity, gas and drainage services. comprise; oven, four ring hob with extractor, fridge and FIXTURES AND FITTINGS there is plumbing for a dish washer. There are windows Only those items in the nature of fixtures and fittings overlooking the garden and lantern roof providing extra light. mentioned in these particulars are included in the sale. The spacious “L” shaped conservatory has windows and Other items are specifically excluded. None of the doors to the garden a tiled vaulted ceiling. There is also a appliances have been tested by the agents and they are separate utility room and handy walk in storage area with not certified or warranted in any way. access to the garage and ground floor W.C. There are two double bedrooms together with a further LOCAL AUTHORITY dining room/bedroom as well as refitted fully tiled bathroom South Northamptonshire Council with W.C, shower, bath and wash basin. The Forum, Moat Lane Towcester NN12 6AD FIRST FLOOR Tel : 01327 322322 A first floor landing has windows and fitted storage. The master bedroom has a dormer window overlooking the rear COUNCIL TAX BAND garden with views over the garden, grounds and BANDING- E countryside beyond. There is an en suite with W.C, wash basin and shower cubicle. IMPORTANT NOTICE Every care has been taken with the preparation of these OUTSIDE Sales Particulars, but complete accuracy cannot be To the front is herringbone patterned paved parking behind a guaranteed. In all cases, buyers should verify matters for five bar gate. There is a circular patio and well planted themselves. Where property alterations have been borders, access is provided to one side to the rear and undertaken buyers should check that relevant permissions there is a single garage with roll up door. have been obtained. If there is any point, which is of The simply stunning rear garden offers a high degree of particular importance let us know and we will verify it for privacy and has been the subject of a major landscaping you. These Particulars do not constitute a contract or part scheme by the present owners. Behind the house is a of a contract. All measurements are approximate. The pretty sun terrace, ideal for alfresco dining and beyond this Fixtures, Fittings, Services & Appliances have not been is a shaped lawn featuring a large Koi pond with water tested and therefore no guarantee can be given that they feature. The lawn continues towards the rear of the garden are in working order. Photographs are provided for general with well planted flower and shrub borders and an information and it cannot be inferred that any item shown is assortment of trees. There is a pergola arch and path to included in the sale. Plans are provided for general one side running the length of the garden past numerous guidance and are not to scale. VIEWING Strictly by prior appointment via the selling agents. Contact 01327 316880.

FLOORPLAN Howkins and Harrison provide these plans for reference only - they are not to scale.

LOCATION ON MAP Howkins and Harrison provide these plans for reference only - they are not to scale.