Pontshill, Ross-On-Wye

AN EXCEPTIONALLY PRESENTED SPACIOUS and CHARACTERFUL THREE BEDROOM COTTAGE, NEW KITCHEN and BATHROOM, SUN ROOM, EN-SUITE BEDROOM, 80' REAR GARDEN situated in a HIGHLY SOUGHT AFTER SEMI-RURAL HAMLET with OFF ROAD PARKING.

Enter the property via glazed wooden front door into:

Entrance Porch - Door to under stairs storage cupboard. Through further glazed French doors into:

Entrance Hall - 4.11m x 2.51m (13'6 x 8'3) - Inset spotlighting, turning staircase leading off, single radiator, glazed wooden door into:

Kitchen - 3.96m x 2.67m (13'0 x 8'9) - Re-fitted to comprise of a range of modern base and wall mounted units with laminated worktops and tiled splashbacks, one and a half bowl Belfast sink unit with mixer tap, plumbing for washing machine, space for tumble dryer, integrated double oven with induction hob and extractor fan, integrated fridge / freezer, wooden flooring, inset spotlighting, double radiator, front and rear aspect windows. Glazed wooden French doors into:

Lounge (L Shaped) - 5.33m x 5.49m max (17'6 x 18'0 max) - Brick fireplace with inset cast iron log burner, tiled hearth, TV point, double radiator, rear aspect bay window. Double glazed wooden French doors into:

Sun Room - 3.07m x 2.36m (10'1 x 7'9) - Polycarbonate roof, wall light fittings, double radiator, tiled floor, rear aspect double glazed wooden French doors leading to the patio and gardens, rear aspect windows.

FROM THE ENTRANCE HALL, A TURNING STAIRCASE LEADS TO THE FIRST FLOOR.

Landing - Large landing space with built-in wardrobe units, single radiator, access to insulated roof space, doors to large over stairs cupboard.

Master Bedroom - 4.39m x 4.19m narrowing to 2.46m (14'5 x 13'9 narr - TV point, single radiator, two large Georgian style windows to the front aspect, rear aspect window offering lovely views towards Howle Hill.

Bedroom 2 - 3.25m x 3.20m (10'8 x 10'6) - Single radiator, rear aspect window. Door to:

En-Suite - 1.52m x 1.30m (5'0 x 4'3) - Modern suite comprising of a corner shower cubicle with inset shower unit, WC, wall mounted wash hand basin, extractor fan, spotlighting, heated towel rail.

Bedroom 3 - 2.46m x 2.29m (8'1 x 7'6) - Telephone point, single radiator, rear aspect window.

Bathroom - 2.06m x 1.60m (6'9 x 5'3) - Re-fitted to comprise of a wood panelled bath with overhead and detachable hand shower, vanity wash hand basin with cupboard below, mixer tap, built-in WC, tiled splashbacks, heated towel rail, panelled ceiling with inset spotlighting.

Outside - To the front of the property, a gated pedestrian access and steps lead to the front courtyard, laid with flagstones and enclosed by brick walling, with door to BOILER CUPBOARD housing the Worcester oil-fired combi boiler providing the hot water and central heating and containing the consumer unit. The oil tank is also situated at the front. There is one allocated off road parking space with an EV charging point, outside lighting, canopy entrance area.

The rear gardens comprise of a gravelled seating area, wooden built garden shed, outside water tap, gas bottle point (currently not in use), patio pathway leading to the very rear where there is a purple slate area, enclosed vegetable garden, planted borders, berry and wild flower garden areas, large expanse of lawn. The gardens are enclosed by brick and stone walling and wood panel fencing, with gated access to the rear to communal area, outside power and lighting, water butts. The current vendors have built a gabion basket on the rear bank to protect the integrity of the bank from the stream running behind the property. The rear garden measures approximately 80ft in length.



Agent's Note - The property had water ingress in December 2020 due to extreme weather conditions. Please note that substantial work has been carried out to mitigate this and a number of robust measures taken. Please contact the office for further details.

Services - Mains water and electric. Septic tank drainage. Oil-fired heating.

Water Rates - Welsh Water - to be confirmed.

Local Authority - Council Tax Band: F
Herefordshire Council, Plough Lane, Hereford, HR4 0LE.

Tenure - Freehold.

Viewing - Strictly through the Owners Selling Agent, Steve Gooch, who will be delighted to escort interested applicants to view if required. Office Opening Hours 8.30am - 7.00pm Monday to Friday, 9.00am - 5.30pm Saturday.

Directions - From Ross-On-Wye, proceed out along the A40 towards Lea. Go through the village of Weston Under Penyard into Ryeford, turning left into Lapsley Drive. Continue into Bill Mills where the property can be found on the right hand side as marked by our 'For Sale' board.

Property Surveys - Qualified Chartered Surveyors (with over 20 years experience) available to undertake surveys (to include Mortgage Surveys/RICS Housebuyers Reports/Full Structural Surveys).