Hill Cottage Combrook

Hill Cottage Combrook CV35 9HP

A charming, detached, 17th century Grade II listed village residence set in gardens and grounds of about 1.25 acres, 4 bedrooms, 4/5 reception rooms, extending to about 2,400 sq.ft. (exc garage and cellar). Positioned in the heart of this highly desirable village, the property has a double garage and parking. Internally the property is spacious with good ceiling heights and the property has plenty of character combining with a delightful traditional garden, a second area of garden/orchard and an agricultural paddock adjoining including separate access from Church Hill. On the market for the first time in circa fifty years, we envisage good interest.

● House, gardens and land extending to about 1.25 acres

● Four bedrooms and four/five reception rooms ● Circa 2,400 sq.ft. exc garage and cellar COMBROOK ● Superb character, charming gardens is a small quiet village in the Warwickshire countryside and the village was, until 1929, owned by the Compton Verney Estate. The village offers a village hall, garage and St Mary and St Margaret’s Church, with the earliest buildings of the

village dating from the late 17th and early 18th century. The village lies to the east of the Fosse Way and approximately 2.3 miles ● £875,000 from the village of Kineton and 3.6 miles from the larger village of Wellesbourne. The larger centres of Warwick and Stratford Upon Avon are approximately 12 miles and 10 miles respectively. Main line railway services to Birmingham and London can be found at Stratford Upon Avon and Warwick.

13-15 High Street, PORCH/HALL with door to Shipston-On-Stour, Warwickshire CV36 4AB

01608 260026 DINING ROOM leaded glazed windows and fitted window seat, exposed beams, stone fireplace and wood burning stove fitted. [email protected]

www.peterclarke.co.uk SITTING ROOM stone fireplace and open fire, window seat, window to rear, exposed beams. INNER HALL stairs to first floor, understairs cupboard, door to

SNUG window and French door overlooking the terrace and gardens.

STUDY facing front, with shelved cupboards.

CELLAR stone steps descend to a single chamber with fitted shelving.

FAMILY KITCHEN/DINING ROOM a good sized room with oak base and wall cupboard and drawer units and space for appliances. Single stainless steel sink, granite working surfaces and peninsular unit. Ample space for family table and chairs, window to rear and skylight. Leading off is

BOOT ROOM/LAUNDRY window to rear, base cupboard unit and single stainless steel sink. Hartwell oil fired central heating boiler, exposed beams.

At the rear of the kitchen is a useful WORKSHOP/STORE offering further potential and with a raised plinth.

Stairs rise from the inner hall to FIRST FLOOR LANDING with exposed roof timber.

MASTER BEDROOM overlooking the front with exposed roof timbers and leaded light window.

BEDROOM TWO overlooking the rear with windows on two sides.

BATHROOM with bath with shower over, wc, bidet and wash hand basin, hatch to roof space and airing cupboard with hot water tank.

BEDROOM THREE overlooking the front and rear with fitted shelves and exposed roof timbers.

BEDROOM FOUR overlooking the front with wardrobe cupboard.

OUTSIDE REAR GARDEN Immediately adjoining the rear of the property is a stone terrace and located off is a slate roofed stone and timber LOG STORE, beside that is an oil tank with external PIR lighting and fitted coal bunker. Paved and gated access to the FOREGARDEN. From the rear terrace, steps ascend to the mainly lawned garden, planted beds and borders and useful shed at the foot of the garden. On the opposite side is reclaimed brick walling with gated access to a second area of walled garden, also including vegetable patch and has been used for chickens. This area of garden ascends to provide rooftop views of the village and beyond. Proceeding further up the hill is an AGRICULTURAL PADDOCK laid to grass with pond, gated access to Church Hill and fabulous village and country views. GARAGE located separately from the house on the opposite site of the lane, shared entrance with Woodstock and the adjoining residence.

GENERAL 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. Oil fired central heating. 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.

AGENTS NOTE 1) About ten years ago remedial work was carried out to movement in the front elevation including the use of tie bars. This was supervised by Mr Andrew Baxter, structural engineer. Further details upon request. 2) In respect of the agricultural paddock fronting Church Hill, the sale is subject to an uplift agreement/clawback clause with 50% of any enhanced planning value payable to our client or client's estate for a period of not less than 25 years.

COUNCIL TAX: Council Tax is levied by the Local Authority and is understood to lie in Band F.

CURRENT ENERGY PERFORMANCE CERTIFICATE RATING: Not required. Grade II listed.

DIRECTIONS: From our Shipston On Stour proceed north on the A3400 to the Tredington roundabout, take the third exit onto the Fosse Way, continue over the Ettington crossroads and proceed for a further two and a half miles approximately. There is a turning on the right hand side for Combroke, proceed down the hill into the village, turn right at the junction, proceed over the bridge, continue on the lane and the phone box will become visible. Proceed past this, up to the church, turn left at the church and the property will be found a few doors down on the right hand side identified by a For Sale board.

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.

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