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" Detached single storey barn conversion Just 3 miles east of the city 3 bedrooms, excellent living space 5-bay byre and good sized gardens Fine rural location near to River Lugg

DETAILS THE STABLES, COTTS FARM, COTTS LANE, LUGWARDINE, HEREFORD, HR1 3ND
A single-story Detached Barn Conversion in a fine rural location, just three miles east of the City of Hereford, near to the River Lugg and about half a mile from the village of Lugwardine within which there is a church, public house and secondary school (RC). Further amenities are available in the village of Bartestree (one mile) where there is also a shop, village hall, sports playing field, nursery school and primary school.

The original barn was constructed of stone and was converted approximately 20 years ago and has features including hardwood windows and external doors, ledged-and-braced internal doors, gas central heating, double-glazing and briefly comprises: Dining Hall, Inner Hall, Lounge, Kitchen/Breakfast Room, 3-Bedrooms, Spacious Bathroom with Separate Shower, separate WC, Spacious Attic Storage Space and an adjoining four/five Bay Byre which could provide additional accommodation, if required or provide separate space for an elderly relation etc.

The Stables stands in good sized lawned gardens which back onto open farmland.

The whole is more particularly described as follows:-

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GROUND FLOOR
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Recess Porch with flagstones and hardwood door to the

Dining Hall 24' 4'' x 12' 6'' ( 7.42m x 3.8m) with full height ceiling with exposed timbering, exposed stone work and full length-leaded-glazed hardwood windows overlooking front, two radiators, wall light points, telephone point and hardwood door to the rear.

Inner Hall with hardwood stable door, window, radiator, exposed timbers, open tread staircase.

Lounge 19' 0'' x 20' 8'' max ( 5.79m x 6.3m) 14' 4'' min ( 4.37m ) with a stone inglenook fireplace ideal for wood burning stove, windows to either side, wealth of exposed ceiling timbers, exposed stone work, two radiators, TV aerial, two sets of double-leaded-glazed doors and door to the

Kitchen/Breakfast Room 15' 0'' x 14' 7'' ( 4.57m x 4.4m) fitted with a range of handmade oak-fronted base and wall units with glazed cabinets, tiled work surfaces and splashbacks, built-in electric oven, four-ring gas hob, extractor hood, plumbing for washing machine, 1 ? bowl sink unit, mixer tap (H&C), plumbing for dishwasher, radiator, telephone point, wall mounted gas-fired central heating boiler, two windows and door to Inner Hall.

Spacious Bathroom 14' 7'' max x 9' 7'' max ( 4.45m x 2.9m) with a bath (H&C), tiled splashback, wash hand basin, WC, bidet (H&C), separate double-width tiled shower cubicle with electric shower and glass screen, extractor fan, radiator and window.

Separate WC with low flush suite with concealed cistern, extractor fan, wash hand basin (H&C).

Rear Entrance Hall with stable door, exposed timbering, radiator, wall light points.

Bedroom 1 15' 7'' x 11' 7'' ( 4.75m x 3.5m) having two windows, radiator and exposed ceiling timber.

Bedroom 2 13' 0'' x 9' 5'' ( 3.96m x 2.9m) with radiator and window to side.

Bedroom 3 9' 0'' x 9' 0'' ( 2.74m x 2.7m) with radiator and window to front.

An open tread staircase leads from the Hall to double doors leading to the

Attic 36' 0'' x 9' 4''(into eaves) ( 10.97m x 2.8m) having limited headroom, two radiators, light, power and access to eaves.

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OUTSIDE
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To the front of the property is a courtyard-style area with driveway and lawn.

L-shaped Five Bay Byre 19' 4'' x 13' 0'' ( 5.89m x 4m) and 29' 0'' x 12' 0'' ( 8.84m x 3.7m) currently used and garaging but ideal for conversion into further living accommodation, if required (subject to planning consent).

The gardens lie to the side and rear of the property and are mainly laid to lawn with a large paved patio, enclosed by fencing with a gated access to the side of the property and lovely aspect over adjoining farmland.
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GENERAL INFORMATION
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SERVICES
Mains water, electricity and gas are connected. Telephone (subject to transfer regulations). Private (shared) drainage system. Gas-fired central heating.

OUTGOINGS
Council Tax is Band 'G'(amount payable ?2470.82 2011/12). Water rates are payable.

TENURE AND POSSESSION
Freehold with vacant possession on completion.

PRICE ?345,000

DIRECTIONS
From Hereford proceed towards Worcester on the A4103 and continue over the River Lugg bridge passed the left hand turning to Bromyard (A465) and take the next turning right as sign posted 'access only 7.5T' (just before a lay-by on the left hand side) and then take the first turning right after approximately 100 yards, along a tree lined drive and the property is located on the right hand side as indicated by the agents 'for sale' board.

VIEWING
Strictly by appointment through the Agents, Flint & Cook, Hereford (01432) 355455.

MONEY LAUNDERING REGULATIONS
To comply with Money Laundering Regulations, prospective purchasers will be asked to produce identification documentation at the time of making an offer. We ask for your cooperation in order that there is no delay in agreeing the sale.

SURVEY AND VALUATION DEPARTMENT
Mortgage Valuations, RICS Home Buyers' Reports and Building Surveys all undertaken by a qualified
Surveyor. For further details please contact Mr G Flint FRICS on (01432) 355455.

RESIDENTIAL LETTINGS & PROPERTY MANAGEMENT
We also operate a first-class Residential Lettings and Property Management Service, and are always actively looking for new landlords. For further details please contact Jackie Eversham (01432) 355455.

OPENING HOURS:
MONDAY - FRIDAY 9.00 am - 5.30 pm
SATURDAY 9.00 am - 2.00 pm

These particulars are prepared for the guidance only of prospective purchasers. They are intended to give a fair and overall description of the property and do not constitute the whole or any part of an offer or contract.
Any information contained herein (whether in text, plans or photographs) is given in good faith but should not be relied upon as being a statement or representation of fact.
Nothing in these particulars shall be deemed to be a statement that the property is in good condition or otherwise nor that any services or facilities are in good working order.
Any movable contents, fixtures and fittings, (whether wired or not) referred to in these property particulars (including any shown in the photographs) are, unless the particulars say otherwise, excluded from the sale. In the event that the buyer proposes to purchase any movable contents or include them in any offer for the property, the buyer cannot in any respect imply any such inclusion from the property particulars.
Any areas, measurements or distances referred to herein are approximate only and may be subject to amendment.
It should not be assumed that the property has all necessary planning, building regulation or other consents and these matters must be verified by an intending purchaser.
The information in these particulars is given without responsibility on the part of the agents or their clients and neither the agents nor their employees have any authority to make or give any representations or warranties whatever in relation to this property.

JRC FC017194 May 2011 (1) "