Falcon Lane, Ledbury

We are delighted to offer "For Sale" this SPACIOUS (around a 910sq.ft), TWO BEDROOMED BARN CONVERSION offering character accommodation to include exposed beams, woodburning stove and oak flooring. In addition the property boasts a beautiful 'cottage style' Rear Garden, parking and a Garage en-bloc. Being situated only 2½ miles distant from Ledbury town centre, the property offers the perfect option for someone seeking rural, quiet country living but still within easy reach of the towns amenities.

This charming property offers deceptively spacious accommodation with UPVC double glazed windows and L.P.G. Gas fired central heating as well as a log burning stove to Reception Room.

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

LOCATION leave Ledbury on the A438 Hereford Road, proceed along this road until you see a Red Phone Box on your left hand side; turn left prior to the Phone Box into Falcon Lane and approx. 500 yards further on you will see what appear to be single storey properties prior to a large Farmhouse. Turn right into the drive immediately before you reach these buildings and park where convenient. A gated path then leads to the property.

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

 

ENTRANCE via footpath from the Garage Court area which leads through the rear garden to the:-
 

OAK ENTRANCE PORCH 6' 4" x 5' 10" (1.93m x 1.78m) with vaulted Oak ceiling, part glazed composite door, two side aspect UPVC double glazed windows, tiled flooring, radiator, power points, two wall lights and door to the: 

Charming, Characterful Reception Room 13' 10" x 10' 3" (4.22m x 3.12m) with rear aspect via UPVC double glazed window with outlooks to the Rear Garden. Exposed beams to ceiling; cast iron 'Woodburner' with stone heath and tiling behind. Oak flooring, numerous power points, T.V. point/connection, telephone point, radiator, three wall lights, stairs to Kitchen and opening to the:- 

2nd Characterful Reception Room 13' 10" x 9' 1" (4.22m x 2.77m) with rear aspect via UPVC double glazed window with outlooks to the Rear Garden. This room is currently being utilised as a Sitting room and offers: exposed beams to ceiling, oak flooring, numerous power points, telephone point, radiator and ceiling light point.

Stairs from Reception Room to the:
 

QUALITY FITTED KITCHEN 14'1"max. & 10'5''min. x 7'6"max. With two front aspect UPVC double glazed windows; Kitchen Area has been fitted with a range of Grey shaker style base and wall units with oak worktops and matching plinths over and Belfast style sink inset. Integrated appliances include; Lamona electric hob with coker hood above, Neff oven, undercounter fridge, freezer and a washing machine. Room is completed by splashback tiling, radiator, numerous power points, 6 downlighters to ceiling, stairs to second floor and door to the: 

BATHROOM 6' 10" x 5' 8" (2.08m x 1.73m) with front aspect UPVC double glazed window & being fitted with a 'White' suite comprising: Low level close coupled W.C., wash hand basin to vanity, panelled sided bath with mixer shower, shower screen, full height ceramic tiling to the Bathroom. Room is completed by; radiator, tilied flooring, exposed beam, extractor fan and four downlighters to ceiling.

Half flight of stairs from Upper Hall up to the landing and doors lead to the:
 

BEDROOM ONE 13'9''max. & 8'0''min. x 10'11''max. & 6'7''min. having rear aspect UPVC double glazed window, exposed beams/timbers to ceiling, radiator, power points, loft hatch, two wall lights and fitted double and single wardrobes.  

BEDROOM TWO 11'9'' to wardrobe. & 5'11'min. x 9'7''max. & 6'6''min. with rear aspect double glazed UPVC window, radiator, power points, loft hatch, ceiling light point and fitted double wardrobe and single cupboard housing the LPG Worcester boiler.  

OUTSIDE/GARDENS The property is located in the middle of the gated path from the Parking and Garage Area with own gate leading to the: 

Charming ´cottage style´ Garden with its south/west orientation this picturesque Garden is perfectly positioned. The Indian sandstone patio is perfect for hosting guests. Surrounded by lawn and vibrant flowers, shrubs, trees and well stocked, raised flower beds. Practical features include a shed; cupboard storing LPG cylinders and fencing to boundaries to ensure privacy. This outdoor space perfectly blends beauty and practicality, offering an idyllic escape from daily life.

Finally, the extensive drive and parking area leads to the individual drives in front of the four Garages for the properties at The Leys and for the owner of Jacob Leys Farm.

 

GARAGE The garage belonging to the property is the 2nd from the right, being 17'4" x 9'9" with "Up & Over" door and parking for 1 car infront of the Garage. 

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.