Baveney Wood, Cleobury Mortimer, Kidderminster

A charming country retreat, situated in secluded grounds of approximately 1.6 acres, nicely located between Kinlet and Cleobury Mortimer. It boasts the most fantastic range of diverse outbuildings, including a stone cottage and barn with conversion potential, double garages/workshops, a stone wood store and a four-bay carport/tractor shed.

This country home dates back to the mid-nineteenth century. The cottage enjoys mature grounds of circa 1.6 acres, alongside the most impressive array of outbuildings you are likely to see. These include double garages, workshops, tractor sheds, a charming stone cottage with adjoining stone and wooden barn, which are believed to predate the property by 100 years. These extensive buildings will appeal to a wide audience as they offer a myriad of uses and development angles. The remarkable gardens surrounding the property feature expansive lawns, a greenhouse, a vegetable patch with raised beds and ample space for a grass tennis court, which was previously in situ.

Those with a passion for motor vehicles will be hard-pressed to find better storage and workshop space, while anyone with designs on creating ancillary accommodation for relatives or an Airbnb will relish the potential here. The main residence is a spacious three-bedroom home, featuring a large rear extension that gives the property a particularly expansive ground floor footprint. There is plenty of scope to add more bedrooms and increase the square footage, subject to relevant planning permissions being sought.


The property is accessed via a country track, best approached from the Stottesdon Road end. About halfway down, you will find the entrance to New House Farm on the left, marked by double wooden gates that open to reveal an extensive driveway capable of accommodating many vehicles. This driveway leads to the garaging and other outbuildings.

From the driveway, a side porch provides access to the property and leads to the kitchen, centered around an oil-fired Rayburn, with multi-aspect windows that bring in plenty of natural light. The kitchen features matching wall and base units, a dishwasher and an electric oven with a gas hob above. For those desiring a larger kitchen, there is ample scope to increase the space, either by extending to the rear or knocking through into the adjoining room.

The room adjacent to the kitchen is multi-functional and can be used for dining, sitting or as an office. It boasts a window to the front aspect and a doorway to an inner hallway leading to the rest of the ground floor accommodation.

This inner hallway features a large storage cupboard, stairs rising to the first floor and doors leading to the main living room, snug and WC.

There is a fantastic living room which is a wonderfully spacious and characterful area, featuring a lofty beamed ceiling, arched gothic-style windows overlooking the grounds and a door flowing nicely onto the rear terrace. This room also benefits from a large fireplace housing a wood burner, wall lights, wood flooring and a glazed door accessing an adjoining conservatory.

The UPVC double-glazed conservatory is generously sized and leads out to the formal gardens.

Tucked away in a quiet corner of the downstairs is a cosy snug centered around an Inglenook fireplace with an inset wood burner. It also features wood flooring and panelling, with a glazed door providing access to the gardens.

A good-sized cloakroom/WC with plumbing for a washing machine completes the ground floor accommodation.


First floor
On the first floor are three double bedrooms and a family bathroom accessed via the landing, which is brightened by three windows and includes a useful airing cupboard housing the boiler.

Bedrooms one and two are spacious double rooms, both featuring fitted wardrobes/storage and windows overlooking the grounds.

Bedroom three is another double room with a Velux skylight and a loft hatch accessing the roof space.

The bedrooms are serviced by a first-floor family bathroom featuring a panelled bath with a shower above, a pedestal washbasin, a low-level WC, a heated towel rail and a Velux skylight.


Gardens and grounds
The grounds of New House Farm are extensive and beautifully planted with a myriad of native and exotic trees, including silver birch, oak and fruit trees, as well as acers, to name but a few. This stands as a testament to the owner's passion and vision for this fantastic outdoor space. Spanning approximately 1.6 acres and offering complete privacy, the grounds envelop the property on all sides, featuring formal gardens and expansive lawns, with ample space to house a grass tennis court as was previously in situ. Alongside the cottage, a raised stone terrace borders the side and rear, creating an ideal spot for al fresco dining, surrounded by stone-walled boundaries. Additionally, there's a sheltered gravel seating area covered by a pergola and another decking area.

Steps lead down from the terrace to extensive lawns interspersed with an impressive selection of mature trees, including Japanese acer, eucalyptus and sycamore, among others. Tucked behind the stone cottage and barn is a large and secluded vegetable patch with a polytunnel and raised beds. There is also a useful greenhouse included within the grounds.


Outbuildings
The outbuildings present a promising prospect, offering numerous possibilities for both development and storage. Directly opposite the cottage and accessible from the driveway are three sections of interlinked double garages/workshops. All of them feature wooden double doors, providing ample space for housing vehicles of various types. These spaces will undoubtedly appeal to those with a passion for keeping and working on vehicles and machinery.

Adjacent to the garages is a detached stone cottage and adjoining stone and wooden barn, both reportedly dating back to the mid-seventeenth century. This presents an exciting opportunity for development, as the impressive outbuildings are ideal for conversion into self-contained accommodation, perfect for an Airbnb or for housing dependent relatives. The stone cottage and barn are two storeys in part and consist of a combination of stone, brick and timber.

Opposite the stone cottage and barn stands another characterful stone outbuilding, comprising two parts currently used as a wood store and a tool shed. Beyond this, nicely tucked away at the far end of the driveway, are two extensive outbuildings. One serves as a four-bay carport/tractor shed, ideal for storing various machinery and vehicles. Finally, there is a substantial building made of stone, brick and timber, once again offering a vast amount of storage and/or workshop space.

New House Farm enjoys a wonderful rural setting, perfect for those seeking a tranquil lifestyle surrounded by nature. Baveney Wood is a leafy hillside housing a small collection of cottages and homesteads, each nicely spaced out to provide privacy and seclusion for every property. Despite the distinctly rural feel of this location, it is not remote. The villages of Kinlet and Stottesdon are only 1.9 and 3.6 miles away respectively, both offering convenient amenities such as country pubs and primary schools.

Cleobury Mortimer, the nearest town, is less than 3 miles away, providing a broader range of services, including a larger Co-op store, numerous smaller shops and cafes, as well as many pubs and restaurants. The town also features a medical centre and the well-respected Lacon Childe school, which at the time of writing, holds a 'good' Ofsted report.

Baveney Wood is an excellent location for those who desire peace, tranquility and direct access to the great outdoors. From this spot, numerous places are easily accessible, with rights of way and bridleways leading in all directions through neighboring countryside to local beauty spots such as the Wyre Forest Nature Reserve, Severn Valley and Clee Hills.

Mains electricity and water. Private solar. Septic tank. Oil-fired Rayburn. LPG for the hob.

Council tax band F

Administration Fee - refundable on exchange

An administration fee, refundable on exchange, is payable prior to the issue of the Memorandum of Sale and after which the property may be marked as Sold Subject to Contract. The fee will be reimbursed upon the successful Exchange of Contracts.

The fee will be retained by Andrew Grant in the event that you the buyer withdraws from the purchase or does not Exchange within 6 months of the fee being received other than for one or more of the following reasons:

1. Any significant material issues highlighted in a survey that were not evident or drawn to the attention of you the buyer prior to the Memorandum of Sale being issued.
2. Serious and material defect in the seller’s legal title.
3. Local search revealing a matter that has a material adverse effect on the market value of the property that was previously undeclared and not in the public domain.
4. The vendor withdrawing the property from sale.

The administration fee levels are as follows:
an agreed offer under £500,000 will be £750 inclusive of vat
an agreed offer between £500,000 and £1,000,000 will be £2,000 inclusive of vat
all agreed offers over £1,000,000 will be £3,000 inclusive of vat

The administration fee is payable upon acceptance by the vendor of an offer from a buyer and a positive completion of an assessment of the buyer’s financial status and ability to proceed.
Should a buyer’s financial position regarding the funding of the property prove to be fundamentally different from that declared by the buyer when the Memorandum of Sale was completed, then the Vendor has the right to withdraw from the sale and the administration fee retained. For example, where the buyer declares themselves as a cash buyer but are in fact relying on an unsecured sale of their property.

Once the administration fee has been paid, any renegotiation of the price stated in the memorandum of sale for any reason other than those covered in points 1 to 3 above will lead to the reservation fee being retained. A further fee will be levied on any subsequent reduced offer that is accepted by the vendor. This further fee will be subject to the same conditions that prevail for all administration fees outlined above.