PRICE Offers in the region of  £275,000 stamp duty paid

viewing  By Appointment Through The Smallholding Centre Only

Werfa is a traditional property which has been carefully maintained by the current owners. The property has been improved and modernised to include solar heating for the hot water, lots of insulation etc., but none of this to the detriment of the character of the house. It offers comfortable family accommodation over 2 floors: downstairs there is a kitchen / breakfast room, dining room, living room and small boot room whilst upstairs there are three double bedrooms and a small single bedroom plus a family bathroom. Attached to the outside of the house is a garden room which would make an ideal office if required plus a separate WC.

GROUND FLOOR

BOOTROOM / UTILITY    Radiator; plumbing for washing machine; window to side; stable door to rear;  slate tiled floor

KITCHEN / BREAKFAST    3.9m x 3.55m (12’9” x 11’8”)  Range of limed wood effect base and wall units; eye level electric oven; LPG hob; one and a half bowl stainless steel sink; slate flag floor; radiator; window to side; large walk-in larder with plenty of shelving

DINING ROOM     4.4m x 3.4m max (14’5” x 11’2” max) Cast iron open fire with inset tiles, slate hearth and wood surround; pine display cupboard in alcove to side of fireplace; black and red quarry tiled floor; window to front and side; beamed ceiling; radiator

HALL     Front door; black and red quarry tiled floor; stairs rise; understair cupboard; radiator

LIVING ROOM     4.4m x 3.2m (14’5” x 10’6”) Multi-fuel stove on slate hearth in front of cast iron fireplace with inset tiles and wood surround; exposed stone wall; stripped wood floor; window to front and side; radiator

FIRST FLOOR

Stairs rise to a half landing and then split

REAR LANDING

BEDROOM 1     3.75m x 3.25m (12’4” x 10’8”) Two built-in cupboards, one housing hot water cylinder; two windows to side; radiator

SHOWER ROOM     WC; wash hand basin; large shower cubicle; tiled walls; radiator; window to side

FRONT LANDING     Skylight; radiator

BEDROOM 2     4.45m x 3.45m max (14’7” x 11’4” max) Radiator; window to front and side

BEDROOM 3 / OFFICE    2.4m x 2.05m (7’10” x 6’8”)  Wood floor; window to front; radiator

BEDROOM 4     4.4m x 3.35m (14’5” x 11’) Window to front and side; radiator

EXTERNALLY

The property stands beside a minor road. To each side of the property is off-road parking. On one side, there is a gated access which leads to the garage.

To the front of the house is a small walled garden laid mainly to lawn.

The property benefits from a number of useful outbuildings including:

• GARDEN ROOM Attached to the side of the house is a Garden Room accessed from the rear garden. This measures approx 2.8m x 3.6m (9’2” x 11’10”). It has an exposed stone wall; radiator; window to side. It would make an ideal office / studio / consulting room if desired.

• OUTSIDE WC Also attached to the house; with Belfast sink and WC
• RAILWAY CARRIAGE With power connected; concrete floor; part divided off for chickens; rodent-proof fruit and veg. store
• OPEN-FRONTED TRACTOR SHED
• POTTING SHED / GREENHOUSE
• GARAGE Measuring approx 4.7m x 4.2m (15’5” x 13’9”)with power connected and attached lean-to LOG STORE
• WORKSHOP Measuring approx 6m x 3.45m (19’8” x 11’4”) with power connected. Some machine tools may be available for purchase by separate negotiation.

The property stands in a large plot of around ½ acre. The vendors have worked hard to create a smallholding within the space. The rear garden has been divided into:

•  A wildlife area in one corner, which has been fenced off and left largely to nature
•  A productive soft fruit and vegetable garden
•  A pond area to be, with the ponds having been dug but not lined or completed
•  Formal gardens with lawn, patio seating area, flower borders

SERVICES

Mains electricity and water are connected. Private drainage. LPG central heating. Solar panels for hot water. Broadband available. Council tax band E

DIRECTIONS

For directions to this property and an appointment to view please contact THE SMALLHOLDING CENTRE

THESE DETAILS HAVE BEEN INSPECTED BY THE VENDORS. UNLESS OTHERWISE STATED WE HAVE NOT SEEN COPIES OF ANY PLANNING CONSENTS, ARCHITECTS, OR OTHER CERTIFICATES. BOILERS OR OTHER FITTED APPLIANCES HAVE NOT BEEN TESTED. WE DO NOT HOLD A STRUCTURAL SURVEY REPORT ON THE PROPERTY. WHERE A PROPERTY HAS LAND, WE HAVE CHECKED THE ACREAGE WITH THE VENDORS BUT HAVE NOT MEASURED A LAND PLAN. THE ACREAGES ARE, THEREFORE, ONLY AN APPROXIMATION. TO AVOID DISAPPOINTMENT PROSPECTIVE PURCHASERS SHOULD CHECK THE CURRENT AVAILABILITY WITH THE AGENT BEFORE VIEWING.