Falcon Lane, Ledbury

We are delighted to offer "For Sale" this most deceptive, SPACIOUS (around a 1,000sq.ft), TWO DOUBLE BEDROOMED BARN CONVERSION offering character accommodation together with parking and Garaging. Additionally, 3, The Leys is only 2½ miles distant from Ledbury town centre, with its good shopping facilities, schooling, recreational facilities and a Main-line Railway Station. This property is also conveniently located for commuting being within 7 miles (approx.) of Junction 2 M50 at Redmarley D'Abitot.

The property was converted from a "Cow Byre" originally owned by the neighbouring "Jacobs Leys Farm" to which the property is linked by a section of Roof which forms a "Shared Rear Porch/Covered Way". This charming property offers deceptively spacious accommodation with UPVC double glazed windows & some exposed beams and timbers and L.P.G. Gas fired central heating.

To aid your understanding & appreciation these details incorporate "Layout Sketch Plans" & numerous photographs.
 

THE PROPERTY COMPRISES AS FOLLOWS
(all dimensions stated are approximate) 

MAIN ENTRANCE This can be to the rear of the property via footpath from the Garage Court area , but, the formal entrance now is from Falcon Lane via a "Shared Porch/Covered Way". Thus when viewing the property you enter via the:- 

SHARED PORCH/COVERED WAY with a composite part double glazed multi-point locking 'Stable style door' to the:  

ENTRANCE HALL/UTILITY AREA 7' 4" x 6' 6" (2.24m x 1.98m) which is a multi-function room which offers front and side aspect UPVC casement windows with attractive ceramic tiled floor, Pine skirting boards etc., tongue and groove panelling in part with some of this panelling being removable hatches revealing space and provision behind for an automatic washing machine, dishwasher and a tumble dryer. Room also has power points, ceiling light point and a Pine ledged and braced door with 'Olde English' thumb latch opens to: 

MEZZANINE UPPER HALL 6' 2" x 3' 0" (1.88m x 0.91m) with UPVC double glazed window to the rear (to the lane), radiator, ceiling light point, door to Bathroom, staircase down to Living Areas, Staircase up to Bedrooms and doorway to the: 

BATHROOM 8' 2" x 6' 7" (2.49m x 2.01m) with rear aspect UPVC double glazed window & being recently re-fitted with a 'White' suite comprising: Shower Bath with glass shower screen (hinged) plus full height ceramic tiling to the Bath and shower area and a fitted "Antique Style" mixer tap style shower with shower head on "Riser Rail". Low level close coupled W.C., pedestal wash hand basin plus a chrome ladder style towel rail/radiator, vinyl flooring and a quadruple spot-light fitting to the ceiling.  

Half flight of stairs from Upper Hall down to:

 

CHARMING, CHARACTERFUL SITTING ROO 13' 10" x 11' 6" (4.22m x 3.51m) with rear aspect via UPVC double glazed window with outlook via the Conservatory to the rear garden. Sitting Room as a whole features exposed beams & timbers to both chimney breast recesses, chimney breast with slate hearth and deep fireplace recess completed by a cast iron MORSO 'Woodburner'. Numerous power points, T.V. point/connection, telephone point, ceiling light point, hi-level door to "Drinks/Store Cupboard", UPVC double glazed door to the Conservatory, plus Oak effect laminate flooring which continues through to the:- 

RE-FITTED KITCHEN 9' 8" x 9' 8" (2.95m x 2.95m) with rear aspect via UPVC double glazed window with outlook via the Conservatory to the rear garden; Kitchen Area has been fitted with 'GREY' shaker style fronted base and wall units with worktops to complement and a resin sink with mixer tap over. Space for a "Slot-in" Cooker and for an upright Fridge/Freezer; radiator, numerous power points, splashback ceramic tiling and a ceiling light point. 

Door from Sitting Room to the:
 

SUPERB CONSERVATORY 14' 6" x 11' 6" (4.42m x 3.51m) with dwarf walling and UPVC frames, UPVC frame and polycarbonate roofing over, double glazed sealed unit windows plus double glazed UPVC 'French Doors' and outlook to the rear garden. Finally, Slate tiled floor, wainscot panelling in part, power points and the French doors out to the rear garden. 

Short flight of stairs from the Mezzanine Upper Hall to the:

 

LANDING with power point, ceiling light point, hi-level door to useful Storage Cupboard and door to:
Boiler Cupboard with wall mounted VAILLANT L.P.G. gas fired central heating boiler which provides the domestic hot water and central heating to radiators (as fitted).  

Further doors from Landing to:

 

MAIN BEDROOM 11' 6" x 11' 4" (3.51m x 3.45m) having rear aspect UPVC double glazed window, exposed beams/timbers to walls flanking the chimney breast, radiator, power points, ceiling light point, access hatch to loft space, Lime washed wood effect laminate flooring and finally double doors to built-in Wardrobing. 

BEDROOM TWO 9' 10" x 9' 3" (3m x 2.82m) with rear aspect double glazed UPVC window, radiator, power points, ceiling light point and double opening bi-fold doors to wide hatch to a Walk-in Wardrobing 5'10'' x 2'10'' with light point within plus the MCB and RCD Consumer unit ('Fuseboard'). 

OUTSIDE/GARDENS The property is located at the end of a gated path from the Parking and Garage Area with own gate leading to the quite good sized enclosed garden which is laid-out for "Ease of Maintenance" having two patio areas and being predominantly paved having barked/stone chipping edging to the path and has flower/shrubs and a lean to pergola. Whole garden is fenced or walled to boundaries for enhanced privacy and the property itself is also approached from the rear (i.e. directly from Falcon Lane) via the:.
 

SHARED PORCH AREA/COVERED WAY 9' 2" x 8' 2" (2.79m x 2.49m) with external electric meter box, outside light, door to the Entrance Hall/Utility and gate to the L.P.G. bottle store for "Cow Cottage" and also providing access to the rear garden of neighbouring Jacob Leys Farm (but no right of way over the neighbouring farm is provided) 

Finally, the extensive drive and parking area leads to the individual drives in front of the four Garages for No.s 1,2 & 3 The Leys and for the owner of Jacob Leys Farm.  

GARAGE The garage to the property is the 2nd from the left, being 17'4" x 9'9" with "Up & Over" door. 

TENURE This is understood to be FREEHOLD

VIEWING Strictly via KIMBERLEY'S Estate Agents.

SERVICES LPG Gas (Cylinder Store), Mains Electricity, Water & Shared Non-Mains Drainage

TELEPHONE LINE Subject to B.T. connection regulations

VACANT POSSESSION UPON COMPLETION OF PURCHASE

N.B. Room sizes stated are approx. and measured wall to wall. If you require measurements for carpets or other purposes, you must measure the RELEVANT areas.

AGENTS NOTE 1 We endeavour to ensure the accuracy of property details produced. We have not tested any apparatus, equipment, fixture and fittings or services and so cannot verify that they are connected, in working order or fit for the purpose. Neither have we had sight of the legal documents to verify the Freehold or Leasehold status of any property. A Buyer is advised to obtain verification from their Solicitor and/or Surveyor. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. A potential buyer is also advised to check the availability of a property before embarking on a journey to view the exterior, or have a full viewing of any property.

REGULATORY NOTES: Successful offeror/s are required to produce identification & residency documentation, together with proof of funds in order to satisfy our clients that the PURCHASER complies with The Money Laundering, Terrorist Financing and Transfer of Funds Regulations 2017. More information can be requested from us request. Meanwhile, KIMBERLEY'S have made every effort to ensure that our measurements and details/particulars are accurate, but, prospective purchaser/s/tenant/s must satisfy themselves as to the accuracy of the information we provide. No information with regard to planning / building regulations compliance, or of the structural integrity, tenure, services or appliances has been verified by ourselves; therefore prospective purchaser/s/tenant/s need to validate any of these matters prior to offering and making a formal intention to purchase or lease any property, or enter into a contract.

CONSUMER PROTECTION FROM UNFAIR TRADING REGULATIONS 2008
Kimberley's Estate Agents have not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. Any buyer is advised to obtain verification from their Solicitor or Surveyor; and references to the Tenure of a Property are based on information supplied by the Seller. The Agent has not had sight of the title documents, thus any buyer is advised to obtain verification from their Solicitor. Items shown in photographs are not included unless specifically mentioned within the sales particulars; however they may be available by separate negotiation. Buyers must check the availability of any property and make an appointment to view before embarking on any journey to see a property.