Leigh Sinton, Malvern

Grade II listed black and white timber cottage with historic coach house origins, character features, mature garden and double garage.

Ahimsa is a Grade II listed black and white timber cottage that was once the first coach house between Worcester and Hereford. This three bedroom, one bathroom home retains period features including exposed beams and an inglenook fireplace, alongside a kitchen dining room with fitted cabinetry. The property is now in need of renovation and some structural work. Outside, mature gardens with lawns and established trees surround the home, with a gravel driveway leading to a double garage. A boarded loft and built in storage provide additional practicality.

• Grade II listed timber cottage with historic coaching origins, now requiring renovation and some structural work.

• Exposed beams, inglenook fireplace and well proportioned living space.

• Mature garden with lawns, planting and established boundaries.

• Gravel drive leads to a half timbered double garage with ample parking.

• Sought after village setting between Worcester, Hereford and Malvern with amenities and countryside nearby.

The kitchen and dining room
Serving as the social heart of the home, the kitchen and dining room combines cooking and eating in one characterful space. Dark timber beams span the ceiling above bespoke wood cabinets with an inset sink and ample worktop space. Cottage casement windows overlook the garden and a stable style door opens to the hall, linking the room to everyday living areas.

The living room
A spacious living room is ideal for relaxing and entertaining. Its focal point is an impressive inglenook brick fireplace with a heavy timber mantel and black hood set on a brick hearth, understood to be original from its time as a coaching inn. Character beams traverse the ceiling and triple aspect cottage windows frame views of the grounds, while doors link to the kitchen dining room and hallway.

The hallway and cloakroom
A welcoming porch forms a practical entry to the home. This timber framed space features a part-glazed stable door, leaded internal door and bench seating. Circulation through the home is provided by the hallway, linking the principal ground floor rooms and staircase. Exposed timber framing and internal bracework define the space. A staircase rises to the first floor, with a built in cupboard beneath adding storage. The cloakroom includes a wash basin with tiled splashback and WC.

The primary bedroom
The primary bedroom is a restful retreat on the first floor. Dual aspect cottage windows sit beneath the eaves and exposed beams under a sloping ceiling provide period charm. A timber latch door leads to the landing and the room offers space for both a bed and additional furniture.

The second bedroom
The second bedroom benefits from a vaulted ceiling with dark timber beams and duel-aspect cottage casement windows. The layout makes this room suitable for guests or family members while retaining plenty of character.

The third bedroom
The third bedroom would suit as a child's room or study. Exposed timber braces and sloping ceilings give the room plenty of cottage charm, while a single casement window provides a peaceful outlook.

The bathroom
Daily use is served by the bathroom, arranged with a bath, WC and pedestal wash basin. Exposed timber beams and sloping ceilings define the space, reflecting the character of the property. A casement window sits above the basin, while tiled splashback and wall mounted fittings provide practical detailing.

The garden
Outside, the mature garden offers a charming setting. Lush lawns stretch between established hedges and specimen trees, and a stepping stone path meanders across the grass. A paved patio provides seating, with well stocked borders and ornamental shrubs, while wisteria climbs across the cottage frontage. A gate and winding path lead through flowering plants to the front of the home.

The driveway and parking
Parking is plentiful at Ahimsa, a gravel driveway winds past hedges to a half timbered double garage with twin doors and a pitched roof. The approach accommodates several vehicles and provides a welcoming arrival point for the home.

Location
Ahimsa lies in the village of Leigh Sinton, set between the cathedral city of Worcester and the market city of Hereford. The area is known for the Malvern Hills, providing countryside walks, cycling and horse riding, while the village itself offers amenities including a shop, public house and community hall. The property falls within the catchment areas for Dyson Perrins and The Chase schools. Worcester provides extensive shopping, leisure and cultural facilities along with rail links. Road connections give access to the M5 for commuting to Birmingham, Cheltenham and the wider Midlands.

Services
The property benefits from mains gas, electricity, water and drainage.

Broadband Speed: Superfast broadband available. Download speeds up to 71 Mbps and upload speeds up to 16 Mbps (source: Ofcom checker).

Mobile Coverage: Likely available from EE, O2, Three and Vodafone (source: Ofcom checker).

Flood Risk (Long-term forecast): According to the Environment Agency’s long-term flood risk data, the property is currently at very low risk for river and surface water flooding.

Council tax band F

Reservation Fee - refundable on exchange

A reservation 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 which individually are more than 1% of the agreed purchase price and are highlighted in a survey and 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 reservation fee will be 0.5% of the accepted offer price for offers below £800,000 and 1% for offers of £800,000 or over. This fee, unless specified otherwise, is payable upon acceptance by the vendor of an offer from a buyer and 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/or the reservation 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. The reservation fee will not be refunded where there is an inability on the part of the Buyer to raise any required mortgage after the Memorandum of Sale is completed.

Once the reservation 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 reservation fees outlined above.