The Paddocks, Road, Beausale • Idyllically Positioned Residence • Family Kitchen + 2 Reception Rooms Guide Price £1,350,000 • 5 Double Bedrooms Freehold • 2.5 Acres

T: 01564 783 866 E: [email protected] W: www.johnshepherd.com Beausale is situated conveniently between Hatton and sets of French doors provide views directly overlooking the Balsall Common and nestles amongst undulating gardens. There is ample space for dining and the kitchen countryside and provides a village feel yet is within easy has a bespoke range of oak fitted units designed by access of (4 miles) and Royal (6 Cuchina, which sit beneath mink coloured Corian work miles). In addition Stratford-upon-Avon, and surfaces. A number of integrated appliances consist of a Coventry are easily accessible via the A46 Warwick Bypass wine cooler, Villeroy & Boch double sink, dishwasher, and the market town of Henley-in-Arden is also within easy BOSCH microwave, Fisher and Paykal fridge/freezer, reach. Further afield, Solihull, Birmingham and London can Britannia cooker and a hot water tap. all be reached via the M40 and M42 motorway network which in turn leads to the M1, M6 and M5. The National In addition there is an excellent fully fitted study, which could Exhibition Centre, Birmingham International Airport and be utilised as a formal dining room if preferred and a Railway Station are within approx. 20 minutes drive. Also separate laundry room/boot room provides supplementary close at hand is Warwick Parkway providing rail service to storage, kitchen appliances, an additional cloakroom and London, Marylebone and from Coventry to London Euston. access to the gardens - a room best suited for muddy paws!

The Paddocks is a most attractive and idyllically positioned Off the hallway, a ground floor bedroom with an ensuite country residence, delightfully situated amidst an unspoilt bathroom and fitted storage could be utilised as an additional pocket of countryside, approached by country lanes and reception room. enjoying fine southerly views across open farmland as far as the eye can see. The property was originally constructed in An oak staircase rises to the first floor and the generous 1970, with carefully planned additions in 2008 by the present principal bedroom has been extended by the present owners owners to provide additional living and bedroom space. The to include a walk in dressing area with an extensive range of property offers well planned and proportioned fitted wardrobes, a luxurious ensuite bathroom with Villeroy accommodation with the principal living spaces benefitting and Boch sanitary ware to include a freestanding bath, from gorgeous rural views across the grounds and beyond to double width shower and his and hers vanity basins. The offer complete privacy and seclusion. most attractive feature of the master bedroom are two private balconies, situated to the front and rear to boast long The property occupies a sheltered position with open fields reaching views that take the breath away. to the front and is set back behind a mature hedgerow and approached through remote controlled gates leading to a There are three further double bedrooms radiating from an wide turning circle with inset flower beds and a detached open landing, with an ensuite to bedroom four and a jack timber framed open bay garage for three cars is situated to and jill shower room to bedroom two and three. In addition, the side of the house. both of these bedrooms also benefit from access to private timber decked balconies. The accommodation is extremely versatile and has a welcoming ambience and combines the use of English oak The established gardens and grounds are an outstanding hardwood windows and internal doors with a professionally feature to this country residence; a York paved stone terrace designed interior and appointment, which ultimately creates is bounded with clipped box and yew and lavender and an a lovely and most welcoming family home. The appeal area of formal lawned garden is interspersed with well commences in the hallway with an attractive flagstone stocked herbaceous beds and there are some magnificent flooring and double doors lead into a dual aspect, generous mature trees including Acer, Silver birch and Conifer. There living room and a central log burner in a recessed brick is an enclosed children's play area within the gardens and an fireplace is pride of place. There are wonderful views from adjoining pony paddock with a timber stable and field every window and double French doors open onto the south shelter. A mature Beech hedgerow divides the formal westerly facing paved terrace. garden from the adjoining paddock enclosure to interest an equestrian owner, which in all approaches 2.5 acres.

A truly genuine family room is the open plan split level kitchen, breakfast area and a combined snug. The In addition, to the side of the property a timber framed stable is currently being used as a gym. snug/family area is made cosy by exposed beams and a wood burner set within a charming brick fireplace and two

FLOOR AREA - 3,870.9 sq.ft. (359.6 sq.ft.)

GROUND FLOOR

* Reception Hall with Guest Cloakroom * Lounge 4.90m (16'1") x 7.42m (24'4") * Dining Area 3.16m (10'4") x 3.83m (12'7") * Family Room 5.02m (16'6") x 3.76m (12'4") * Kitchen 6.40m (21'0") x 3.26m (10'8") * Utility Room 5.51m (18'1") x 4.30m (14'1") with Cloakroom Off * Plant Room 3.73m (12'3") x 3.12m (10'3") * Boot Room * Bedroom 4.76m (15'7") x 2.94m (9'8") with Fitted Wardrobe & En Suite

FIRST FLOOR

* Landing * Master Bedroom 4.94m (18'2") x 7.42m (24'4") with Balcony and Dressing Area 3.75m (12'4") x 2.24m (7'4") and En Suite Bathroom * Bedroom Two 3.17m (10'5") x 4.63m (15'2") with Jack n Jill Shower Room with Bedroom Three * Bedroom Three 5.49m (18'0") x 3.61m (11'10") with Balcony * Bedroom Four 4.14m (13'7") x 2.98m (9'9") with En Suite Shower Room

OUTSIDE

* Car Port 5.0m (16'5") x 7.78m (25'6")

Subjective comments in these details imply the opinion of the selling Agent at the time these details were prepared. Naturally, the opinions of purchasers may differ.

Money Laundering: We have in place procedures and controls which are designed to forestall and prevent Money Laundering. If we suspect that a supplier, customer/client, or employee is committing a Money Laundering offence as defined by the Proceeds of Crime Act 2002, we will in accordance with our legal responsibilities disclose the suspi cion to the National Crime Agency.

Agents Note: We have not tested any of the electrical, central heating or sanitaryware appliances. Purchasers should make their own investigations as to the workings of the relevant items. Floor plans are for identification purposes only and not to scale. All room measurements and mileages quoted in these sales particulars are approximate.

Fixtures and Fittings: All those items mentioned in these particulars by way of fixtures and fittings are deemed to be included in the sale price. Others, if any, are excluded. However, we would always advise that this is confirmed by the purchaser at the point of offer.

Tenure: The property is Freehold with vacant possession upon completion of the purchase.

Services: Mains electricity and water are connected. Drainage is to a septic tank and central heating is by way of an oil fired system.

Local Authority: Council.

Postal Address: The correct postal address of the property is understood to be The Paddocks, Honiley Road, Beausale, Warwick CV35 7NX.

Land: It is suggested that prior to exchange of contracts, prospective purchasers walk the land and boundaries in order to satisfy themselves as to the exact area of land they are purchasing and also to chec k all fixtures and fittings either included or excluded in the sale.

Directions: From the centre of Knowle proceed out along the A4141 in the direction of Chadwick End. Continue through Chadwick End and on reaching the Five Ways Island turn left onto H oniley Road. Proceed for approximately 1 ½ miles at turn right opposite the Honiley Boot. Follow the road round to the T junction and bear left where The Paddocks will be found a short distance along on the right hand side.

John Shepherd, for themselves and for the vendors of the property whose agents they are, give notice that these particulars do not constitute any part of a contract or offer, and are produced in good faith and set out as a general guide only. The vendor does not make or give, and neither John Shepherd and any person in his employment, has an authority to make or give any representation or warranty whatsoever in relation to this property.

Collection 2360 Stratford Road Hockley Heath Solihull

West Midlands B94 6QT

Tel: 01564 783 866 Fax: 01564 783819 [email protected]