Hill View Farm Lower Failand Hill View Farm Lower Failand North Somerset Delightful former farmhouse in a popular and peaceful village within a short distance of Bristol and the motorway network Reception hall • Drawing room • Dining room • Sitting room • Study Kitchen / breakfast room and walk in larder • Utility room • Cloakroom Master bedroom with en-suite bathroom Guest bedroom with en-suite shower room 3 Further bedrooms • Family bathroom Integrated double garage • Enclosed gardens • Stable • Workshop Ample parking In all about 0.8 acres (0.32 ha) A further 6.6 acres available by way of separate negotiation. These particulars are intended only as a guide and must not be relied upon as a statement of fact. Your attention is drawn to the Important Notice on the last page of text. Situation Lower Failand is a rural village with nearby St Bartholomew’s Parish Church. Local facilities include a post offi ce/general store, public house, village hall & cricket pitch. Bristol provides a good selection of schools including Clifton College, Clifton High School, QEH, Bristol Grammar School and Badminton School for Girls. Other schools in the surrounding area include The Downs School at Wraxall. Clifton village is within 4 miles across the famous Suspension Bridge with its boutique shops, banks, restaurants, post offi ce, public houses and art galleries. The city centre is located approximately 7 miles away and provides extensive shopping facilities including Cabot Circus Shopping Centre. Cribbs Causeway is 8.5 miles. Access to the motorway is via J19 of the M5 (2.5 miles). Bristol Temple Meads (7 miles) provides a fast train service to London Paddington which is approximately 90 minutes. Bristol Airport is 8 miles to the south. Ashton Court is 3 miles and provides communal parkland of approximately 800 acres. It is also an excellent area for walking, mountain biking and jogging, along with the woods at Leigh Woods itself. Bristol & Clifton and Long Ashton Golf Clubs are within 2.5 miles. For Sale Freehold Hill View Farm is a delightful 20th Century farmhouse with stone elevations under a tiled roof. The property was once part of the Tyntesfi eld Estate and enjoys a southerly aspect across open countryside. The property is entered from the parking area where the reception hall gives access to the inner hallway which leads to all but one of the reception rooms. The sitting room and drawing room have views of the front of the house and are also reached from the original front door and former reception hall. The drawing room has a working open fi re and the sitting room a wood burner. The kitchen / breakfast room has a range of fi tted units and an oil fi red Aga. There is a walk in larder which could form part of the kitchen (subject to the necessary consents), as could part of the reception hall. The study and dining room have views to the rear of the property, as does the utility room which gives access to the outside. The cloakroom also enjoys views across the garden. The main staircase gives access to four bedrooms and two bathrooms, both with separate shower cubicles. The master bedroom has one of the bathrooms as an en-suite and the room enjoys a double aspect. The three additional bedrooms have views across the front of the property and neighbouring countryside. The guest bedroom / bedroom 5 is accessible via a second staircase off the reception hall. This is ideal for guests, au pair accommodation or partially independent space for grown up children. Hill View Farm, Horse Race Lane, Lower Failand, Bristol, BS8 3TZ Gross internal area ( approx ) N 309 sq m / 3326 sq ft (Including Garage) N Outbuilding = 23 sq m / 247 sq ft Gardens and Grounds Total = 332 sq m / 3574 sq ft For identification only. Not to scale. The property is approached off a quiet country lane. A gravelled parking area is © Floorplanz Ltd located in front of the integrated double garage and main entrance door. The gardens are on three sides of the house, enclosed by hedging. The gardens to the front are surrounded by well stocked borders and accessible from the reception hall. These gardens lead to the main lawn where there is a large open space and include a number of fruit trees as well as a timber framed stable. Beyond these gardens is a Dn Bedroom 4 Dn 3.64 x 3.25 small copse and wild garden. Bedroom 2 Bedroom 3 11'11 x 10'8 4.34 x 3.90 4.34 x 3.64 Garage 14'3 x 12'10 14'3 x 11'11 If required, a further 6.6 acres which can be viewed from the house, is available by Bedroom 5.72 x 2.98 way of separate negotiation. 18'9 x 9'9 Services Dn Mains electricity and water, private drainage into septic tanks, oil fi red central heating. Master Bedroom Local Authority 4.83 x 3.77 15'10 x 12'4 North Somerset District Council Tel: 01934 888 888 Dn Store Fixtures and Fittings Store Stable 3.56 x 2.92 3.56 x 2.92 3.56 x 3.39 11'8 x 9'7 All those items regarded as tenant’s fi xtures and fi ttings, together with the fi tted 11'8 x 9'7 11'8 x 11'1 carpets, curtains and light fi ttings, are specifi cally excluded from the sale. However, First Floor certain items may be available by separate negotiation. (Not Shown In Actual Location/ Orientation) Viewing Outbuilding All appointments to be made through sole agents Knight Frank - Tel: 0117 317 1999. Up Directions (Postcode: BS8 3TZ) Kitchen / Sitting Room Drawing Room Breakfast Room From the Clifton Suspension Bridge proceed away from Clifton on Bridge Road 4.22 x 3.71 4.51 x 4.23 4.23 x 3.60 Walk In 13'10 x 12'2 (B3129), and turn right onto the A369 at the traffi c lights. Continue to the next 14'10 x 13'11 13'11 x 11'10 Larder Garage set of traffi c lights, turning left into Beggar Bush Lane (B3129) and continue for 6.27 x 5.76 20'7 x 18'11 approximately 2 miles. At the next set of traffi c lights turn right onto the B3128 and Up take the fi rst right (Horse Race Lane) after the Failand Inn. Continue along this lane Living Area/Reception and at the bottom, Hill View Farm will be in front of you on the right hand bend. Reception Hall Kitchen/Utility Study Study Dining Room 3.64 x 3.59 In Bedroom/Dressing Room 3.64 x 3.59 3.62 x 3.01 11'11 x 11'9 Utility Room 11'11 x 9'11 B Bathroom/WC Vaults/Storage Ground Floor Terrace/Outside Space Important notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not 0117 317 1999 rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint Regent House, 27a Regent Street agent has any authority to make any representations about the property, and accordingly any information given Clifton, Bristol BS8 4HR This brochure is is entirely without responsibility on the part of the agents, seller(s) or lessor(s). 2. Photos etc: The photographs environmentally show only certain parts of the property as they appeared at the time they were taken. Areas, measurements [email protected] friendly and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly knightfrank.com dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. Photographs dated June 2013 and particulars dated March 2015. Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names..