3 Smithys Cottage Welsh Road | | | CV33 9AQ 3 SMITHYS COTTAGE

This charming period home enjoys an extremely peaceful and very picturesque location on the edge of the delightful village of Offchurch. Introduction A wonderful opportunity to acquire a delightful three double bedroom mid terraced cottage over three floors in Offchurch, one of Leamington Spa’s most sought after villages. The property has all the charm and character you would expect from a cottage but also offers modern open plan living with a kitchen, dining and living area on the ground floor, three good sized bedrooms and an amazing garden to the front and rear with views over magical open countryside.

Ground Floor Entering the ground floor through the brick built porch you are welcomed into a hallway giving access to the stairs to the first floor and door into the fantastic living-dining room. In the living area is a stunning open fireplace featuring timber lintel with log burner and flowing through to the kitchen dining area incorporating bespoke hand made hardwood units with granite worktops, underfloor heating is also provided in this part of the house which overlooks the beautiful rear garden and countryside.

Accessed from the dining area just before the kitchen and beside the back door to the rear garden is a good sized utility room and a cloakroom including toilet and sink.

Seller Insight

This charming period home enjoys an extremely peaceful and very picturesque location on the edge of the delightful village of Offchurch. “There were so many things that attracted us to the house when we first came across it, not least of which was the setting,” says Ceri. “The property enjoys the somewhat unique position of being on the edge of a lovely little village that’s surrounded by rolling countryside, and yet at the same time just three miles – and well under ten minute’s drive – from the centre of Leamington Spa. I’ve always loved countryside living, but my husband is more of a townie, so here we feel we found the perfect compromise.”

“The house itself was built in the late 1920s and it’s just gorgeous to both look at and live in. It was extended by a previous owner so offered all the space we wanted, but over time we’ve made some quite significant changes to the interior by taking down walls and really opening up the main living areas. We’ve also tried to celebrate all of the lovely features – we took up some of the carpets upstairs to reveal the beautiful old floorboards – and generally made it even more comfortable by updating the bathroom, replacing the double glazing and we’ve done a few other things behind the scenes to make it more efficient to run and low maintenance.”

“As well as enhancing the house itself, we’ve also done quite a bit of work out in the garden with the aim of making it into more of an outdoor room that we can enjoy all year round,” continues Ceri. “It was a bit of a blank canvas when we came here, there was really nothing but a large expanse of lawn and a gorgeous old apple tree, so we took up a section of lawn, added paths, raised beds for growing vegetables and we created lots of pretty seating areas. We also took down the old fence at the bottom of the garden and replaced it with one that’s much lower so we can now sit out and enjoy the most magnificent, far-reaching views of the rolling farmland beyond.”

“There are so many lovely rooms, but since we opened it all up, the open-plan kitchen, dining and living space is a particularly impressive part of the house,” says Ceri. “It works amazingly well whether it’s just the two of us here or if the house is full of family and friends; it’s now a wonderfully sociable space.”

“I think what makes the location so special is the fact that we can enjoy all the benefits of countryside living without any of the downsides,” says Ceri. “There’s a lovely little pub that does great food literally just a stone’s throw from the house, the village hall is a very active place that holds film nights, yoga classes and the like, and we’re surrounded by all of this glorious countryside. However, we can also hop in the car or on the bus and be in the centre of town in just a few minutes, and I’ve been able to enjoy a really easy commute into central London. For us it’s been absolutely ideal.”

Memorable event (if not another favourite room or unique feature): “One of the things I particularly like about the house is the fact that no matter which room you are in, the view is always just lovely,” says Ceri. “I can even lie in bed and see nothing but the sheep grazing in the field next door.”

“It’s the fact that we’ve been able to enjoy being part of a lovely little village community, but at the same time benefit from the convenience of being just a few minutes from a bustling town that we’ll miss most when we move,” says Ceri. “There aren’t many places so lovely as this and that offer so much, and we’ve been extremely happy here for the past five and a half years.” *

* 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 From the living room and entrance hall, there is access to the stairs to the first floor which holds two double bedrooms one looking out to the front and one looking out to the rear views over open countryside. This floor also provides a generous bathroom incorporating a rolltop bath, double shower cubicle, sink and toilet. The first floor feels extremely light and airy and has fantastic views from all windows.

Second floor The second floor continues to feel light and airy and has a good sized double bedroom with excellent storage.

Outside You are greeted by a wonderful front garden with beautifully planted borders and parking for two cars, there is a shared alley between the adjoining cottage which provides access to the rear garden.

The rear garden is wonderful and is a good size with patio area outside the backdoor, towards the end of the garden the space opens out to provide a wide turfed lawn. The rear garden overlooks adjoining farmland which is separated by fencing.

LOCATION

Offchurch is a picturesque village and a parish in , on the , the and Napton Canal, and the Fosse Way. Located three miles east of Leamington, and five miles east of Warwick Offchurch is one of the most sought after villages in the area and is conveniently located close to the larger village of . There is the local primary school in Radford Semele and senior pupils can go to school in either Southam, Leamington Spa or Warwick which are close by and offer some of the best schooling in the Country. The renowned pub and restaurant The Stag at Offchurch is a short distance down the road and is one of the best in the area, there is also the White Lion public house restaurant and Village Club at Radford Semele. The local Church can be found in Offchurch which is the Church of parish church of St. Gregory and close by the redeveloped village hall and playground.

Offchurch is renowned for being one of the most welcoming village communities in and around Leamington Spa, the council & community have worked tirelessly to ensure Offchurch is a friendly and beautiful place to live.

The nearest town is Royal Leamington Spa renowned for its Victorian painted stucco villas and beautiful Regency houses, much of the charm of nineteenth-century planning can still be found in and around the town which is known as the Bath of the Midlands.

The Famous Parade runs through the middle of Royal Leamington Spa where you will find an array of good shopping, wonderful bars and restaurants and great schooling both state and private. Access to the Midland motorway network including M40 & M42 is close by via junctions 13 & 15. Trains into London Marylebone are from Leamington station and Birmingham International Airport is only ½ an hour away. In 2015 the historic town of Leamington Spa was voted the third best place to live in the UK by the Times national newspaper and in 2017 the paper named Leamington the happiest place to live. In 2018 the Times named neighbouring County town Warwick the best place to live in the UK so the area as a whole is becoming highly desirable and sort after. Many people are drawn to the area by the excellent schooling facilities available, shops, parks and surrounding countryside. After a visit to the town, it was granted a Royal prefix in 1838 by Queen Victoria and was renamed Royal Leamington Spa from Leamington Priors. The town is split by the river Leam which runs east to west through the town. It was on these banks that the Pump Rooms were built for people to bathe in salty spa water to heal their ailments. As a previous Britain in bloom winner, the town has several key parks including , Victoria Park, Royal Pump Room gardens, Mill gardens, The Dell and . The town is also known for its excellent schooling facilities. Within easy reach are state, grammar and private schools to suit most requirements including Warwick Prep and Public Schools and Kings High School for Girls. Arnold Lodge School and Kingsley School for Girls in Leamington, The Croft Prep School and grammar schools are in Stratford-upon Avon. Leamington Spa is also just seven miles from the world famous Warwick University. Warwick Parkway, Leamington Spa and offer direct rail services to London in just over an hour and Birmingham in twenty-six minutes.

Services Mains water, gas, electricity, drainage

Local Authority Council. Council Tax band E

Viewing Arrangements Strictly via the vendor’s sole agents Fine & Country on 01926 455950.

Website For more information visit www.fineandcountry.com/uk/Leamington-Spa

Opening Hours: Monday to Friday 9.00 am - 5.30 pm Saturday 9.00 am - 4.30 pm Sunday By appointment only

Directions From our office on the Parade head south over the mini roundabout take the second left onto Priory Terrace, continue left onto Leam Terrace follow the road to the end and turn right onto Willes Road. Continue on Willes Road and take the left at the end of the road onto Radford Road.

Follow the Radford Road into Radford Semele you will then see the White Lion pub on your right, a short distance after take the left onto Offchurch Lane continue onto the Long Itchington Road and take the third left onto Welsh Road. Follow the Welsh Road into Offchurch, the property will be the second terrace cottage on your right.

Registered in England and Wales. Company Reg. No.08775854 Registered Office: F&C Stratford upon Avon Ltd, 5 Regent Street, Rugby, Warwickshire, CV21 2PE copyright © 2019 Fine & Country Ltd. Agents notes: All measurements are approximate and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given that they are in working order. Internal photographs are reproduced for general information and it must not be inferred that any item shown is included with the property. For a free valuation, contact the numbers listed on the brochure. Printed 19.06.2019

JAMES PRATT FINE & COUNTRY ASSOCIATE ESTATE AGENT Fine & Country is a global network of estate agencies Fine & Country Leamington Spa specialising in the marketing, sale and rental of luxury 3 years experience | 07540 649103 residential property. With offices in the UK, Australia, email: [email protected] Egypt, France, Hungary, Italy, Malta, Namibia, Portugal, Russia, South Africa, Spain, The Channel Islands, UAE, USA and West Africa we combine the widespread exposure James joined Fine & Country Leamington Spa in 2016 and has been involved in the of the international marketplace with the local expertise property industry for almost twenty years. He has used all of his varied property and knowledge of carefully selected independent property knowledge and expertise to become one of the few go to Agents in the area. professionals. James has lived in Leamington all of his life and knows the town and its surrounding areas inside out. Fine & Country appreciates the most exclusive properties require a more compelling, sophisticated and intelligent presentation - leading to a common, yet uniquely exercised YOU CAN FOLLOW JAMES ON and successful strategy emphasising the lifestyle qualities of the property.

This unique approach to luxury homes marketing delivers high quality, intelligent and creative concepts for property promotion combined with the latest technology and marketing techniques. James was the second agent we used and I have to say he was head and shoulders above the other. He handled a very difficult sale very professionally We understand moving home is one of the most and was always available to deal with any queries we had. I have already important decisions you make; your home is both a recommended him to two friends and I wouldn’t hesitate in recommending financial and emotional investment. With Fine & Country him to others. He did a first class job and represented F&C very well. you benefit from the local knowledge, experience, expertise and contacts of a well trained, educated and courteous team of professionals, working to make the sale or purchase of your property as stress free as possible. Fine & Country Tel: +44 (0)1926 455950 [email protected] 158 Parade, Leamington Spa, Warwickshire CV32 4AE