Guide Price £1,150,000
This fine, Grade II Listed, Georgian fronted detached Warwickshire farmhouse, is situated in an idyllic back water setting in the heart of the picturesque village of Ardens Grafton. The character filled accommodation is presented over four floors, extends to approximately 3,758 sq ft, and benefits from a separate stone built barn, offering great potential for conversion to ancillary accommodation (subject to planning).Believed to have originally dated back to Tudor times, boasting later editions, Manor House was the former 'home farm' to Grafton Court, one of the counties most distinguished residences and has evolved over time to become a wonderful family home serving the current owners well for over 40 years.Access to the neighboring towns of Stratford upon Avon, Warwick and Alcester, the property is ideally positioned to enjoy a rural lifestyle with the benefit of having easy access to countless amenities, including those further afield in Birmingham and London, via either the M40 motorway network or nearby train stations with direct links to the capital. Upon approach, you advance through a central ornate gate with blue lias stone walls and brick pillars, to a gravelled pathway, flanked by shaped box hedging and lawns. Entering the property, you are greeted by an impressive dining hall, with inglenook fireplace and flag stone flooring throughout. There are two further reception rooms, an inner lobby with cellar, breakfast kitchen, garden room and useful utility / boot room. To the first floor, there are four double bedrooms and two bathrooms and a further two double bedrooms and study landing to the second. Views towards the Malvern Hills and Welsh Black Hills can be enjoyed from the upper floors, along with a wealth of exposed beams and feature fireplaces. Externally, the mature plot that surrounds the property extends to approximately 0.5 acres and provides a high level of privacy. To the rear, a generous enclosed lawned paddock has a number of interspersed fruit trees, including plum, apple and pears along with a vegetable patch and oak framed lean to / car port. There is a further area of lawn to side with well stocked herbaceous borders, and a paved seating area enjoying a sunny aspect and access to the internal accommodation. Beyond a secure five bar gate, a long gravelled driveway leads to the forecourt parking area providing space for several vehicles. A substantial part stone built barn currently offers covered and enclosed parking and storage, but does offer immense potential to be remodelled into ancillary accommodation, such as an annex or home office / hobbies space, subject to obtaining the relevant planning permission. DINING HALL With striking inglenook fireplace and open hearth, flagstone flooring throughout, window to front and stairs rising to the upper floors. DRAWING ROOM A charming dual aspect room with feature stone fireplace, height ceilings and exposed beams. SITTING ROOM A cosy snug and relaxed reception space with duel aspect windows and a feature fireplace with open hearth. INNER LOBBY with flagstone flooring, storage and access to: GUEST WC / CLOAKS Having a low level WC, wash hand basin and built in cloaks storage. CELLAR A generous space and ideal for wine storage, due to its cool climate and period storage room. There is also an original salting stone / cold slab and raised brick surfaces. KITCHEN/BREAKFAST ROOM A traditional kitchen with a bank of fitted storage and worksurfaces for food preparation, there is ample space for a breakfast table and a useful 'china pantry'. A door leads out to the rear courtyard and a second staircase to the upper floor. GARDEN ROOM Filled with natural light through dual aspect windows and door set to side, a useful space which could be used for several purposes, such as a morning room, breakfast room or home office. UTILITY / BOOT ROOM An incredibly useful and practical room providing storage, utility and laundry space. FIRST FLOOR BEDROOM ONE Enjoying dual aspect windows and distant rural views, high ceilings and exposed beams and period fireplace. BEDROOM TWO Having window to front, built in wardrobe, high ceilings and exposed beams. BEDROOM THREE With dual aspect windows and built in wardrobe. BEDROOM FOUR Having window to side, storage over bed space and further walk in cupboard. PRINCIPAL BATHROOM Having a full suite comprising panel bath, low level WC, wash hand basin and walk in shower enclosure. SECOND BATHROOM Having a white suite comprising panel bath, low level WC, wash hand basin and a bank of fitted storage. SECOND FLOOR LANDING & STUDY AREA A generous landing with space available for a study or reading area. BEDROOM FIVE A generous room with feature vaulted ceilings and exposed beams, duel aspect windows with distant rural views and built in storage. BEDROOM SIX Having exposed beams and vaulted ceiling, period fireplace, built in storage and access to a generous loft space. LOCATION Ardens Grafton is a delightful, unspoilt Warwickshire hamlet, lying approximately 6 miles west of Stratford- upon-Avon. Along with its neighbouring village of Temple Grafton, it has a local junior school and two public houses. Shopping facilities can be found at nearby Alcester or Bidford-on-Avon, whilst Stratford-upon-Avon, with its excellent range of shopping, recreational and leisure facilities, is also within easy reach. Surrounding Ardens Grafton is delightful, undulating Warwickshire countryside, with the renowned and sought-after Cotswolds only a short drive away Stratford-upon-Avon is internationally famous as the birthplace of William Shakespeare and home to the Royal Shakespeare Theatre. It attracts almost four million visitors a year who come to see its rich variety of historic buildings. Stratford is also a prosperous riverside market town which provides South Warwickshire with a wide range of national and local stores, fine restaurants, a good choice of public and private schools and excellent sporting and recreational amenities. These include golf courses, swimming pool and leisure centre, race course, the nearby north Cotswold Hills as well as the River Avon for anglers and boating enthusiasts.The town is well served by trunk road/motorway and rail communications with regular train services to Birmingham Moor Street and London Marylebone (via Warwick Parkway/Leamington Spa stations), whilst junction 15 of the M40 motorway is situated within about 15 minutes drive. Birmingham International Airport, the National Exhibition and Agricultural Centres and International Convention Centre are all located in under one hour's travel whilst other well known business centres including Warwick & Leamington Spa, Coventry, Evesham, Redditch and Solihull are all readily accessible. VIEWINGS - COVID-19 - Viewings must only take place with serious buyers who are genuinely interested in the property.- Viewings to be arranged strictly by appointment only. - Viewers must wash their hands prior to the viewing and immediately afterwards. - VaughanReynolds will restrict the number of people present at the viewing in order to follow social distancing guidelines. 1 - 2 adults maximum. No children to attend unless agreed in advance. Please ensure you communicate your needs to us when booking your appointment.- All representatives of VaughanReynolds in attendance, will have access to hand sanitisers, shoe covers and antibacterial wipes. GENERAL INFORMATION Subjective comments in these details imply the opinion of the selling Agent at the time these details were prepared. Naturally, the opinions of purchasers may differ. Agents Note: We have not tested any of the electrical, central heating or sanitaryware appliances. Purchasers should make their own investigations as to the workings of the relevant items. Floor plans are for identification purposes only and not to scale. All room measurements and mileages quoted in these sales particulars are approximate. Fixtures and Fittings: All those items mentioned in these particulars by way of fixtures and fittings are deemed to be included in the sale price. Others, if any, are excluded. However, we would always advise that this is confirmed by the purchaser at the point of offer. Tenure: The property is Freehold with vacant possession upon completion of the purchase. Services: Mains water, drainage and electricity. Oil fired central heating.Local Authority: Stratford-upon-Avon District Council. Tax Band H.In line with The Money Laundering Regulations 2007 we are duty bound to carry out due diligence on all of our clients to confirm their identity. Rather than traditional methods in which you would have to produce multiple utility bills and a photographic ID we use an electronic verification system. This system allows us to verify you from basic details using electronic data, however it is not a credit check of any kind so will have no effect on you or your credit history. You understand that we will undertake a search with Experian for the purposes of verifying your identity. To do so Experian may check the details you supply against any particulars on any database (public or otherwise) to which they have access. They may also use your details in the future to assist other companies for verification purposes. A record of the search will be retained. To complete our quality service, VaughanReynolds is pleased to offer the following:- Free Valuation: Please contact the office on 01789 292659 to make an appointment. VaughanReynolds Conveyancing: Very competitive fixed price rates agreed with our panel of local experienced and respected Solicitors. Please contact this office for further details.Mortgages: We can offer you free advice and guidance on the best and most cost-effective way to fund your purchase with the peace of mind that you are being supported by professional industry experts throughout your journey. A & S Financial Services offer a comprehensive mortgage service, giving excellent advice 7 days a week. Please call Andy Davis on 01527 542260 or mobile 07980 800429 or by e-mail email@example.com. VaughanReynolds, for themselves and for the vendors of the property whose agents they are, give notice that these particulars do not constitute any part of a contract or offer, and are produced in good faith and set out as a general guide only. The vendor does not make or give, and neither VaughanReynolds nor any person in his employment, has an authority to make or give any representation or warranty whatsoever in relation to this property.
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