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" * Period 4 bedroom farmhouse * Gardens & grounds 3.04 Acres
* Separate Annexe * Tennis Court * Double Garage
* Large storage barn * EPC rating D

FLOOR PLAN THIS PLAN IS FOR IDENTIFICATION PURPOSES ONLY
It is not to scale and is intended to show the approximate relationship of one room to another, with an indication of the main fixtures and fittings Meer End is located in the triangle between Kenilworth, Balsall Common and Wroxall and is well placed for access to Balsall Common, Kenilworth, Warwick and Solihull. The large village of Balsall Common is some 2.5 miles distant and provides shopping for everyday needs, whilst the larger towns of Warwick, Leamington Spa, Solihull and Coventry provide a very comprehensive range of shopping, schooling and recreational facilities. Warwick Parkway railway station provides fast links to London and the Longbridge island at Warwick (J15) provides access onto the M40 motoway. The N.E.C., Birmingham Airport, and Coventry airport are also within easy reach, as are the historic towns of Kenilworth and Stratford-upon-Avon. APPROACH Accessed via a private driveway leading to large parking area with paved footpaths running up to the open fronted timber framed porch with a timber stable front door which opens into: ENTRANCE HALLWAY 4.04m(13'3'') x 3.02m(9'11'') this spacious reception hall has original quarry tiled flooring, cast iron central heating radiator, exposed timbers and gives way to all ground floor rooms, with archway leading to inner lobby, having stairs rising to first floor landing. GUEST W.C. 3.08m(10'1'') x 1.16m(3'10'') expanding to 2.23m
this beautifully appointed and recently refitted guest w.c. has a low level w.c. with dual flush and timber pedestal mounted wash hand basin with chrome monoboc tap, Amtico style parquay flooring, useful timber framed and fronted understairs storage cupboard and obscured double glazed window to rear elevation, central heating radiator and wall mounted lighting. LIVING ROOM 7.47m(24'6'') x 4.90m(16'1'') expanding to 5.48m into inglenook fireplace
with solid timber double doors leading from entrance hallway and having solid oak flooring, with exposed beams, three central heating radiators and triple aspect upvc double glazed windows. The living room also features a large upvc French style double door opening onto terrace and lawned gardens, with TV point and inset inglenook fireplace with brick surround and quarry tiled hearth. The picture is completed with wall mounted lighting, high level oak skirting boards and inset shelving. ANOTHER LIVING ROOM PHOTO DINING ROOM 6.12m(20'1'') x 3.58m(11'9'') expanding to 4.37m into inglenook
with original quarry tiled flooring and dual aspect double glazed windows, this well proportioned and attractive second reception room has two central heating radiators, original exposed beams and a former inglenook fireplace with solid timber door leading to kitchen/dining room and additional original timber door leading to former staircase, which has now been sealed on the first floor, and is utilised as storage cupboard and door to wardrobe/store room. KITCHEN/DINING/FAMILY ROOM 6.34m(20'10'') x 5.79m(19'0'') this beautifully appointed and recently refitted solid ash custom built kitchen has a range of wall and base mounted units with solid granite work surfaces and butcher's block inset chopping board, with inset Franke ceramic Belfast sink with monobloc tap, 2-ring 4-door 1-hotplate electric Aga, fridge and dishwasher. The kitchen also features original exposed beams, quarry tiled flooring and has upvc double glazed windows to front and rear aspect, with additional exposed original brickwork, TV point, telephone point and second staircase leading to first floor landing. Located behind solid timber double doors is the floor mounted Worcester Bosch oil fired central heating system. An open doorway leads into: ANOTHER KITCHEN PHOTO ANOTHER KITCHEN PHOTO ANOTHER KITCHEN PHOTO MATCHING UTILITY with a range of matching solid ash wall and base mounted units with solid granite work surfaces over, an inset Franke ceramic sink and monobloc tap, providing space and plumbing for washing machine and tumble dryer with quarry tiled flooring, centrally heated towel rail and centrally mounted ceiling light. TO THE FIRST FLOOR LANDING with stairs rising from ground floor inner lobby, gives way to bedrooms and further w.c., with enclosed loft hatch and upvc double glazed window to rear elevation, with timber panelled door opening into: GUEST W.C. with low level w.c. with dual flush and obscured double glazed window to rear elevation, centrally fitted ceiling light and Amtico style flooring. MASTER BEDROOM 5.14m(16'10'') x 3.90m(12'10'') expanding to 4.91m
this well proportioned master suite has dual aspect upvc double glazed windows giving fantastic views over the lawned gardens, ornamental duckpond, tennis court and surrounding grounds, with TV and telephone point, central heating radiator and centrally mounted ceiling light. ANOTHER BEDROOM PHOTO DRESSING ROOM 2.68m(8'10'') x 1.41m(4'8'') to wardrobe fronts
this useful and spacious walk-in wardrobe comprises a range of four double fronted full length built-in storage wardrobes with additional shelving and one further half height storage wardrobe, with central heating radiator, centrally mounted downlighter and upvc double glazed window to side elevation giving views over the tennis court and grounds. MASTER EN SUITE 2.20m(7'3'') x 1.97m(6'6'') this white suite comprises low level w.c. and a vanity unit mounted wash hand basin, low level timber fronted storage cupboard with contrasting work surface over. In addition, there is a timber panelled bath tub with mains fed shower over and glass screen, ceramic tiling to all splashback areas and floor, with a upvc double glazed window to rear elevation, central heating radiator and inset spotlights. BEDROOM 2 4.07m(13'4'') x 3.03m(9'11'') another double bedroom with upvc double glazed window to front elevation, TV point, central heating radiator and centrally mounted ceiling light, exposed original timbers and built-in storage cupboard, with timber panelled door leading into: BEDROOM 4 / LIVING SPACE 4.64m(15'3'') x 4.17m(13'8'') this spacious and useful internal room is currently utilised as a teenager's lounge, with upvc double glazed window to front elevation, large central heating radiator, TV point, original exposed beams and centrally mounted ceiling light, with further timber panelled door opening into: BEDROOM 3 4.19m(13'9'') x 3.38m(11'1'') a further double bedroom with centrally mounted ceiling light, central heating radiator, TV point, original exposed beams, built-in storage cupboard and upvc double glazed window to front elevation, with timber panelled door opening onto: SECONDARY LANDING 3.98m(13'1'') x 3.00m(9'10'') with upvc double glazed window to front elevation, original exposed beams, enclosed loft hatch and having ample space for a study area, telephone point, central heating radiator, additional timber built storage seat and timber panelled door opening into: FAMILY BATHROOM 2.52m(8'3'') x 1.62m(5'4'') comprising a white suite with low level w.c., pedestal wash hand basin with chrome taps and panelled bath with mains fed shower over, having an obscured upvc double glazed window to rear elevation, vinyl flooring and ceramic tiling to all splashback areas. The picture is completed with a centrally mounted ceiling light and chrome ladder style centrally heated towel rail. SELF-CONTAINED ANNEXE 8.16m(26'9'') x 3.59m(11'9'') this nicely appointed self-contained annexe is currently utilised as an occasional guest accommodation and has studio configuration with triple aspect double glazed windows providing accommodation for a king sized bed as well as dining or living area and kitchenette, with electric panel storage heaters, vaulted ceiling and original exposed beams and having a timber panelled door opening into: ANNEX FLOOR PLAN SHOWER ROOM 1.81m(5'11'') x 1.64m(5'5'') this white suite comprises low level w.c., pedestal wash hand basin, an enclosed shower cubicle with glass screen and Triton T80I electric shower, storage heater, inset downlighters and obscured double glazed window to rear elevation. OUTSIDE TO FRONT OF THE PROPERTY is a large and well tended lawned foregarden with well stocked flower beds, having an ornamental duckpond, a large stone coloured terrace and footpath leading to detached annexe, which in turn leads to driveway parking area providing ample off-road parking for 8 plus vehicles and giving way to: DUCKPOND DOUBLE GARAGE 5.17m(17'0'') x 5.10m(16'9'') this well proportioned double garage has vaulted ceiling with exposed timbers providing ample overhead storage, with two up-and-over timber access doors to the front, having an additional two double glazed windows to rear, power and lighting, water supply and drainage. In addition to the double garage are two further barns providing additional storage and potential for further development. LARGE BARN 8.69m(28'6'') x 5.03m(16'6'') having maximum ceiling height of 5.64m
currently being constructed of half height single brick with corrugated walls and ceiling above, mounted on steel trellised frame, with single glazed windows to two aspects and large timber double sliding doors giving access. The barn has power and lighting. BARN FLOOR PLAN SMALLER BARN 5.91m(19'5'') x 4.40m(14'5'') this used to be a former pigshed, having been built of brick construction with timber frame and corrugated pitched roof, having a single glazed louvered window to rear aspect, power and lighting and half height timber stable door to front, PADDOCK beyond the foregarden sitting behind a mature hedgerow, is the front paddock which is mainly laid to lawn and is fence enclosed from front aspect, with three small copse of trees and public right-of-way. TO SIDE OF THE PROPERTY also accessed from paved footpath and terrace, is the lawned side garden and tennis court area, with additional brick built storage sheds comprising 6 individual storage areas, once forming part of a pig shed now being utilised for additional storage. TENNIS COURTS the full size competition quality all weather tennis courts have a good quality and well maintained all weather surface with high level chain link fences to three and a half sides and gated side access. This in turn is surrounded by the side lawned garden which in turn is hedgerow enclosed on three sides with lawned access and footpath access to front garden. TO REAR OF THE PROPERTY is a paved and wall enclosed courtyard with side passageway leading to front garden and gateway leading to secondary drive. REAR GARDEN VIEW LOCATION PLAN 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. 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 included in the sale price. Others, if any, are excluded.
Tenure: The property is Freehold with vacant possession upon completion of the purchase. Services: Mains water and electricity are connected to the property. Oil fired central heating and drainage is to a Clargester.
Local Authority: Solihull Metropolitan Borough Council.
Postal Address: The correct postal address of the property is understood to be Rook Farm, Meer End Road, Meer End, Nr Kenilworth, Warwickshire, CV8 1PW.
Land: It is suggested that prior to exchange of contracts, prospective purchasers walk the land and boundaries in order to satisfy themselves as to the exact area of land they are purchasing and also to check all fixtures and fittings either included or excluded in the sale.
Directions: From the office of JOHN SHEPHERD in Balsall Common turn left onto Station Road and proceed to the island in the centre of the village. Turn left onto the A452 Kenilworth Road and proceed along, over the traffic lights, and at the bottom of the hill (opposite Evesons fuel) bear right into Meer End Road. Continue along where the property can be found on the left hand side, identified by our 'For Sale' board.
Money Laundering: We have in place procedures and controls which are designed to forestall and prevent Money Laundering. If we suspect that a supplier, customer/client, or employee is committing a Money Laundering offence as defined by the Proceeds of Crime Act 2002, we will in accordance with our legal responsibility disclose the suspicion to the National Criminal Intelligence Service. To complete our quality service, John Shepherd is pleased to offer the following:-
Free Valuation: We would be pleased to carry out a free valuation and market appraisal of your property entirely without obligation. Please contact us to make the appropriate appointment.
Residential Letting and Management: If you are interested in letting out your property or considering renting a property from us, please contact Select Lettings on 01676 536477 or go to www.johnshepherd.com
Professional Survey Department: If this property should not meet your requirements and you decide to purchase a property not marketed by ourselves, we would be delighted to offer our professional services to you should you require an independent survey on the property you intend to purchase. We offer a full range of professional surveys including the RICS Home Buyers' Survey and Valuation Reports, and full Building Surveys which will give you, the purchaser, peace of mind knowing that your dream home has been professionally surveyed and will not turn into a nightmare. For professional survey and valuation advice therefore, please do not hesitate to contact our Survey Department on (01564) 786626.
John Shepherd Conveyancing: Very competitive fixed price rates agreed with our panel of local, experienced and well respected solicitors. Please contact this office for further details or go to www.johnshepherd.com
FINANCIAL SERVICES John Shepherd Financial Services: Independent Mortgage Advisers. Telephone: 01564 786611 or go to www.johnshepherd.com This footer paragraph is an example only and should not be relied upon as complying with current legislation. These particulars, whilst believed to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firms employment has the authority to make or give any representation or warranty in respect of the property.
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