Belle Orchard House, Orchard Lane, Ledbury

A spacious ground floor apartment with its own private entrance within a Grade II Listed building, contemporary interiors and allocated parking in a convenient central location.

Occupying the ground floor of an attractive building dating from 1839, this well presented apartment combines period character with modern comfort. A generous living and dining room forms the heart of the home, complemented by a contemporary kitchen and breakfast room, two bedrooms and a stylish shower room. A useful cellar provides excellent additional storage, while an understairs cupboard, private entrance and allocated parking complete this practical and conveniently located home.

• Spacious accommodation within a characterful period building

• Spacious living and dining room with excellent storage

• Modern kitchen and breakfast room

• Allocated parking for one vehicle and a useful cellar providing additional storage

• Convenient central location within a short walk of Ledbury High Street, the train station and an excellent selection of independent cafés and restaurants, with the M50 accessible in approximately 10 minutes

The kitchen and breakfast room
Designed for everyday living, the kitchen offers a modern range of cabinetry with generous work surfaces and integrated appliances. Space is available for a breakfast table, creating a sociable dining area, while two rear facing windows provide an open and airy feel. The room connects directly with the hallway for practical daily use.

The living and dining room
Providing an excellent space for relaxing and entertaining, this impressive reception room comfortably accommodates both seating and dining areas. Feature alcove shelving adds character and useful display space, while dual front facing windows create a bright and welcoming atmosphere. A glazed door connects conveniently with the hallway, enhancing the flow of the accommodation.

The primary bedroom
Offering comfortable accommodation, the principal bedroom provides ample space for a double bed and additional bedroom furniture. Two rear facing windows create a bright and airy feel, while the generous proportions allow flexibility in the arrangement of furnishings. Its position away from the main living space provides a peaceful retreat.

The second bedroom
Ideal as a guest room, child's bedroom or home office if required, the second bedroom provides a practical and versatile space. A window brings natural illumination into the room and there is space for essential bedroom furniture. Conveniently positioned close to the shower room, it complements the accommodation well.

The shower room
Finished in a contemporary style, the shower room is fitted with a walk in shower, wash basin and WC. Attractive wall tiling complements the modern suite, while a chrome towel radiator provides a practical finishing touch. Positioned off the hallway, it serves both bedrooms with ease.

The parking
Allocated parking provides space for one vehicle, adding everyday convenience for residents and visitors. The apartment also benefits from its own private entrance, providing direct access and an added sense of independence within the building.

Agent Note
Please note that this property is not suitable for use as an Airbnb or holiday let. The property is leasehold on a 999-year lease from 30 September 2008, with approximately 981 years remaining. Ground rent is believed to be a peppercorn (to be confirmed by the registered lease). Service charge is payable in accordance with the provisions of the lease, with the current amount to be confirmed.

Situated within the market town of Ledbury, Belle Orchard House enjoys a convenient central setting just a short walk from the historic High Street, renowned for its independent shops, cafés and excellent restaurants. A Tesco Superstore, healthcare services, leisure facilities and well-regarded schools are all close by, while the railway station provides direct connections to Hereford, Worcester and Birmingham. The M50 motorway is also approximately 10 minutes away, providing excellent access to the wider motorway network. The location is ideally suited to those seeking the convenience of everyday amenities while enjoying the charm, character and strong sense of community for which this historic town is renowned.

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

Broadband Speed: Ultrafast broadband available. Download speeds up to 1800 Mbps and upload speeds up to 1000 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 B

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.

Compliance and Verification Fee

A Compliance and Verification Fee of £85 plus VAT (£102 inc VAT) per individual purchaser or related party requiring anti-money laundering, identity, source and proof of funds or financial verification checks is payable upon acceptance of an offer and receipt of the reservation fee.

This fee represents the cost of compliance administration and verification services undertaken in connection with the proposed purchase including anti-money laundering checks, sanctions screening, source of funds verification, proof of funds checks and associated compliance procedures.

The Compliance and Verification Fee shall be deducted from the reservation fee monies held by Andrew Grant.

No compliance or verification work shall be commenced until the reservation fee has been received in cleared funds.

The Compliance and Verification Fee becomes due immediately upon acceptance of the offer and receipt of the reservation fee and shall become non-refundable once any compliance or verification work has commenced, irrespective of whether the transaction subsequently proceeds to Exchange of Contracts or completion.

Where all or part of the reservation fee is refundable under the reservation fee terms, any Compliance and Verification Fees incurred shall first be deducted from the monies returned.