Ullenhall, Henley-In-Arden

A captivating semi-detached village cottage offering characterful accommodation and an extensive garden within the Warwickshire countryside.

• This immensely attractive chain free cottage combines period character with recent improvements including new front windows and a newly defined reception room.

• The open plan kitchen and family room creates a generous everyday setting with exposed beams a fireplace and direct connections to the orangery and garden.

• Three double bedrooms occupy the first floor alongside an expansive bathroom with a freestanding claw foot bath separate shower and characterful beamed ceilings.

• A series of established outdoor spaces progresses from the sheltered patio to an extensive lawn framed by mature planting and featuring a summer house.

• Residents’ on-street parking accompanies the cottage providing a valuable practical feature within its attractive village setting close to the surrounding Warwickshire countryside.

• Ullenhall offers a picturesque rural setting with a welcoming village community while nearby Henley-in-Arden provides shops cafés restaurants schools and everyday amenities.

The kitchen
The kitchen forms the practical heart of the open plan living space with Shaker style units arranged beneath extensive work surfaces. A Belfast style sink sits adjacent to an integrated double oven, hob and extractor hood, while exposed beams continue the cottage character. An internal window looks into the orangery and a part glazed door opens directly onto the rear garden.

The family room
Generously proportioned for everyday relaxation and entertaining, the family room flows openly into the adjoining kitchen. Exposed beams, wooden flooring and a fireplace bring warmth and character to the space. French doors provide a direct connection with the orangery extending the principal living accommodation towards the garden.

The orangery
The orangery provides a welcoming dining area overlooking the established rear garden. A lantern roof rises above the room while windows and French doors create a strong connection with the patio beyond. Internal doors lead to both the utility and shower room, making this a useful link between the principal accommodation and supporting spaces.

The sitting room
Rich in cottage character, the sitting room offers a comfortable setting for quieter relaxation. Quarry tiled flooring and an exposed brick fireplace establish the room’s traditional identity, with a substantial ceiling beam continuing overhead. Its position between the front entrance and family room creates an easy progression through the ground floor.

The front room
Quarry tiled flooring, exposed brickwork and a character fireplace give this room a strong individual presence, while exposed ceiling timbers reinforce its period appeal. This room provides a greater separation from the adjoining accommodation.

The shower room and utility
Practical supporting facilities are arranged beside the orangery with a separate shower room and utility. The shower room includes a corner shower enclosure, washbasin and WC, complemented by metro style tiling. The adjoining utility provides dedicated space for laundry appliances, keeping household functions apart from the main kitchen.

The primary bedroom
A vaulted ceiling with exposed beams gives the primary bedroom an impressive sense of height and enduring character. The proportions comfortably accommodate a double bed alongside useful fitted wardrobes, while a front facing window forms an attractive feature within the room.

The second bedroom
The second bedroom is another generous double room, distinguished by its high beamed ceiling. A front facing window sits beneath the sloping roofline, complementing the traditional form of the cottage. Its balanced proportions and built-in wardrobes provide flexibility for bedroom furniture and everyday use, without compromising the room’s individual character.

The third bedroom
Overlooking the rear garden, the third bedroom completes the trio of double bedrooms. Its quieter position and practical proportions allow the room to serve equally well as sleeping accommodation or a home office.

The bathroom
The expansive bathroom combines generous proportions with features sympathetic to the cottage. A freestanding claw foot bath creates the focal point, accompanied by a separate shower enclosure, pedestal washbasin and WC.

The patio
Immediately behind the cottage, a substantial patio creates a series of sheltered areas for outdoor dining and relaxation. Brick walling, established planting and mature trees lend definition to the space, with broad steps rising through the different levels. The arrangement forms an attractive transition between the orangery and the main garden.

The garden
The extensive rear garden is a defining feature of Hope Cottage, with a broad lawn extending beyond the patio. Mature trees, shrubs and planted borders create an established setting, while a summerhouse and additional outbuildings provide valuable storage and future potential.

Ullenhall is a picturesque Warwickshire village surrounded by countryside and characterised by traditional cottages and substantial homes. Its village hall supports a welcoming community with local clubs and activities while the surrounding lanes and footpaths provide opportunities for walking and cycling. Nearby Henley-in-Arden has a historic high street with independent shops cafés public houses restaurants and everyday amenities alongside primary and secondary schooling. More extensive shopping is available in Warwick and Stratford-upon-Avon. Despite its rural setting the village is well placed for access to major road connections serving Birmingham and the wider region.

The property benefits from mains electricity, water and drainage. There is also oil-fired central heating.

EPC Rating: D.

Broadband Speed: Ultrafast broadband available. Download speeds up to 1800 Mbps and upload speeds up to 220 Mbps (source: Ofcom checker).

Mobile Coverage: Likely available from EE, Three, Vodafone and O2 (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.

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.