MILL COTTAGE CANON FROME, LEDBURY, HEREFORDSHIRE HR8 2TD

Location & Description:Originally two cottages believed to date from the 1600’s and extended by the present owners, Mill Cottage is a most interesting detached country property situated in a delightful rural location. It offers spacious accommodation of considerable charm and character all benefiting from oil fired central heating.

A particular feature of Mill Cottage are the wonderful mature well stocked gardens and grounds which in all extend to approximately four acres and have a stretch of the River Frome running through.

They also include a paddock, mill pond, three very unique outbuildings, a double garage and carport.

Canon Frome is a small sought after rural hamlet situated approximately 11 miles from the city of Hereford and approximately 6 miles from the popular town of Ledbury both of which provide an excellent range of amenities including mainline railway stations. The nearby village of Ashperton has a well regarded primary school and there is also a garage with shop located close by at Newtown Crossroads. The M50 is easily accessible approximately 4 miles to the south of Ledbury.

The accommodation comprises (with approximate dimensions):

Mill CottageReception Hall:With staircase to first floor.

Snug: 4.27m (14ft 0in) x 3.61m (11ft 10in) With fitted wood burner.

Dining Room: 5.99m (19ft 8in) x 3.51m (11ft 6in) With bay window to front.

MILL COTTAGECANON FROME, LEDBURY, HEREFORDSHIRE HR8 2TD

SITUATED IN A WONDERFUL RURAL LOCATION A SPACIOUS AND MOST CHARMING 5 BEDROOMED DETACHED COTTAGE WITH 3 VERY INDIVIDUAL SELF CONTAINED OUTBUILDINGS ALL SET IN

MAGNIFICENT MATURE GARDENS AND GROUNDS EXTENDING IN TOTAL TO APPROXIMATELY 4 ACRES AND INCLUDING A PADDOCK, MILL POND, A STRETCH OF RIVER WITH FEATURE WATERFALL, DOUBLE

GARAGE AND CARPORT

INSPECTION ESSENTIAL

Living Room: 6.22m (20ft 5in) x 5m (16ft 5in) With fitted wood burner. Door to rear terrace.

Breakfast Kitchen: 6.3m (20ft 8in) max x 4.98m (16ft 4in) max Fitted with a range of contemporary units and having an electric Aga. Porch to side.

Conservatory: 7.59m (24ft 11in) x 3.4m (11ft 2in) With doors onto the terrace.

Utility Room:

Side Hall:With enclosed porch off and second staircase to the first floor.

Study: 4.55m (14ft 11in) x 3.71m (12ft 2in) With fitted wood burner.

Shower Room:

FIRST FLOOR

Landing:

Master Bedroom: 6.35m (20ft 10in) x 5.36m (17ft 7in) With fitted wardrobes and doors leading onto a feature balcony from where there are fine rural views.

Ensuite Bathroom:

Bedroom 2: 4.27m (14ft 0in) x 3.61m (11ft 10in) With fitted wardrobes.

Bedroom 3: 3.4m (11ft 2in) x 1.9m (6ft 3in)

Family Bathroom:

Second Landing:

Bedroom 4: 4.88m (16ft 0in) max x 4.52m (14ft 10in) max

Ensuite Bathroom:

Bedroom 5: 4.52m (14ft 10in) x 3.2m (10ft 6in)

Ensuite Bathroom:

Outside:Mill Cottage is approached over a long shared private drive and stands in wonderful gardens and grounds which are most attractively arranged with sweeping lawns, a sunken garden, large terrace with ornamental pond and all very well stocked with an abundance of established plants and shrubs. There are also many fine mature trees.

A most enchanting area of the garden features a stretch of the River Frome with a feature waterfall and footbridge. There is also a mill pond and an area of paddock. There is ample parking with a double garage and a carport. In total the grounds extend to approximately four acres.

Located in the grounds are three very individual self contained detached buildings:

Swiss ChaletA most charming detached chalet with ground floor bathroom and bedroom (12’4x9’11) and a first floor open plan living room with kitchen area (17’1x12’2). There is a wrap around balcony enjoying a wonderful outlook over the river.

Lime CottageAn interesting single storey stone detached former lime store converted into a living room with small concealled kitchen area (13’9x7’7), a bedroom (8’8x8’4) and shower room, and having an attractive veranda.

Engine HouseA detached single storey building offering scope for use as a bed-sit, studio or a party room. It comprises a large room with small kitchen area (28’x13’6), a shower room and veranda to front.

SERVICESWe have been advised that mains electricity are connected to the property. Drainage is to a private system and there is a shared private water supply. This information has not been checked with the respective service providers and all interested parties may wish to make their own enquiries with the relevant authorities. No statement relating to services or appliances should be taken to infer that such items are in satisfactory working order and intending purchasers are advised to satisfy themselves where necessary.

TENUREWe are advised subject to legal verification that the property is Freehold.

VIEWINGBy appointment to be made through the Agent’s Ledbury Office (Tel. 01531 634648).

EPC RATING Mill Cottage - GLime Cottage - EEngine House - GSwiss Cottage - E

COUNCIL TAX BAND G

DIRECTIONSProceed out of Ledbury on the A438 Hereford Road and at the Trumpet crossroads turn right onto the A417 Leominster Road. Continue through Ashperton and then turn right by the old garage signed to Canon Frome. At the far end of the village follow the road around to the left passing Rochester House on the right. The driveway giving access to Mill Cottage will then be found after a short distance on the left hand side.

3-5 New Street, Ledbury Herefordshire HR8 2DX

Tel: 01531 634648 Fax: 01531 633729 E-mail: ledbury@johngoodwin.co.uk

www.johngoodwin.co.uk

MISREPRESENTATIONS ACT 1967JOHN GOODWINConditions under which particulars are issued

John Goodwin for himself and for the vendors or lessors of this property whose agent he is gives notice that:

(i) The particulars are set out as a general outline only for the guidance of intending purchasers or lessees and do not constitute, not constitute part of, an offer or contract;(ii) All descriptions, dimensions, references to condition and necessary permissions for use and occupation and other details are given in good faith and are believed to be

correct but any intending purchasers or tenants should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them.

(iii) No person in the employment of John Goodwin has any authority to make or give any representation or warranty whatever in relation to the property.