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SUMMARY
AN INDIVIDUAL 4 bedroom detached residence offering ideal family accommodation. The property has the added benefit of adjoining SELF-CONTAINED ANNEX, extensive gardens and grounds and fine COUNTRYSIDE VIEWS.


DESCRIPTION
Occupying a peaceful position within easy reach of Hereford city centre, an individual 4 bedroom detached residence offering ideal family accommodation. The property has the added benefit of adjoining self-contained annex, extensive gardens and grounds and fine countryside views.

The Accommodation Comprises 
Side entrance door leading to the:

Entrance Hall 10' 9" x 8' 5" ( 3.28m x 2.57m )
with stainless steel sink, fitted cupboards and through access to the:

Reception Hall 
with panelled radiator, stairs to the first floor, understairs storage cupboard and door to the:

Cloakroom 
with low flush WC and wash hand basin.

Kitchen/Breakfast Room 15' 8" max x 12' 8" ( 4.78m max x 3.86m )
with double glazed picture window and 2nd double glazed window, both overlooking the garden, sink unit, ample work surfaces, range of wall and base cupboards, wall mounted Trianco Centrajec central heating boiler, oil-fired Aga with double oven, space for appliances and drying cupboard with hot water cylinder and immersion heater.
Breakfast area has a double panelled radiator, TV point and fine outlook.

Sitting Room Irregular Shaped Room 18' 9" x 14' 3" max ( 5.71m x 4.34m)
with fitted carpet, double panelled radiator, EFEL wood-burner in a brick and oak surround, open aspect to two sides and glazed door to the front garden.

Study 9' 6" x 8' 5" ( 2.90m x 2.57m )
with panelled radiator and double glazed sliding patio doors to the:

Conservatory 13' 9" x 9' 10" ( 4.19m x 3.00m )
with fitted carpet, panelled radiator, concealed dart board, double opening doors to the garden and door to the Lobby and Annexe.

First Floor - Half Landing 
with steps to:

Bedroom 4 15' 4" x 9' 2" ( 4.67m x 2.79m )
with double panelled radiator, fitted double wardrobes with cupboards over and outlook over the lane and fields beyond.

1st Floor - Landing 
with double panelled radiator, double cupboard and access hatch to loft space with full insulation and boarded,

Bedroom 1 15' x 8' 9" ( 4.57m x 2.67m )
with panelled radiator, vanity unit with cupboards and drawers below, mirror and light over, range of fitted wardrobes with cupboards over, and outlook to both the south and east.

Bedroom 2 17' 5" x 13' 1" ( 5.31m x 3.99m )
with double panelled radiator, wash hand basin, 2 double wardrobes with cupboards over, and picture windows to both the south and west.

Bedroom 3 15' x 11' 8" ( 4.57m x 3.56m )
with 2 double panelled radiators, wash hand basin, 2 double wardrobes with cupboards over, and outlook to both the south and west.

Bathroom 8' 4" x 7' 8" ( 2.54m x 2.34m )
with suite comprising panelled bath with shower over, wash hand basin with cupboards below, low flush WC, 2 panelled radiators and fully tiled walls.

ANNEXE 
The Annexe is accessed either via a corridor from the Entrance Hall or independently from a joint Lobby.

Bedroom 16' 5" x 6' 7" ( 5.00m x 2.01m )
with fitted wardrobes and storage heater.

Kitchen 8' 6" x 7' 10" ( 2.59m x 2.39m )
with single drainer stainless steel sink unit, fitted range of wall and base cupboards and work surfaces.

Bathroom 
with suite comprising panelled bath with shower over, low flush WC, wash hand basin, airing cupboard with hot water tank and immersion heater.

Sitting Room 15' 9" x 8' 11" ( 4.80m x 2.72m )
with storage heater and window overlooking the patio and gardens.

Outside 
To the front of the property is a hard standing area leading to:

Two Garages 18' 1" x 8' 2" ( 5.51m x 2.49m )
with up and over door and power.
double gates lead to a further hard standing area adjacent to the property with a range of storage buildings including timber garden sheds and

Workshop 17' 1" x 8' 2" ( 5.21m x 2.49m )
with power, lighting, work bench and central covered area with maintenance pit.

Greenhouse 18' 1" x 9' 6" ( 5.51m x 2.90m )

To the front of the property the garden is mainly laid to lawn with mature flower and shrub beds.
To the side there are lawns, well maintained vegetable areas, slabbed pathways and large apple, pear, plum and peach orchard, To the west of the property is a large slabbed patio area leading off the Conservatory. A feature of the garden are the fine views to three directions.


DIRECTIONS
Proceed out of Hereford on the A49, Ross Road. turning right into Grafton Lane as you leave the city. After passing the Graftonbury Hotel, the property can be found on the left hand side as indicated by the agent's 'For Sale' board.
MSP/6.3.12



1. MONEY LAUNDERING REGULATIONS - Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2: These particulars do not constitute part or all of an offer or contract.
3: The measurements indicated are supplied for guidance only and as such must be considered incorrect.
4: Potential buyers are advised to recheck the measurements before committing to any expense.
5: Connells has not tested any apparatus, equipment, fixtures, fittings or services and it is the buyers interests to check the working condition of any appliances.
6: Connells has not sought to verify the legal title of the property and the buyers must obtain verification from their solicitor.