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"An attractive substantial detached converted farm building with separate detached three bedroom cottage with formal grounds and paddocks to approximately 7.5 acres or thereabouts. Double height entrance hall, cloakroom with wc, study, drawing room, sitting room, office, dining room, living kitchen, utility room, boot room, 5 bedrooms, 4 bathrooms (2 en-suite). Separate detached 3 bedroom cottage, extensive formal grounds and paddocks to approximately 7.5 acres, triple garage, tennis court and an outside swimming pool.

Inserted paragraph Inserted paragraph Inserted paragraph In further detail the accommodation comprises: IMPRESSIVE ENTRANCE With large arched glazed fan light with double panelled and glazed doors leading to RECEPTION DOUBLE HEIGHT HALLWAY With stone flagged flooring, polished natural oak turning flight staircase to galleried landing. Two central heating radiators. CLOAKROOM With traditional Lefroy Brooks fittings with pedestal wash hand basin, low level wc with natural wood seat, central heating radiator, downlighting, natural beams. STUDY 14' x 11' (4.27m x 3.35m) With central heating radiator. LOWER HALLWAY With stone flagged flooring with natural wood panelled and glazed doors leading to DRAWING ROOM 25'3 x 20' (7.70m x 6.10m) With polished natural oak flooring, double French doors to side stone flagged patio, three central heating radiators, marble period fireplace with slate hearth and open grate. SECOND SIDE HALLWAY With stone flagged flooring. Open to SITTING AREA 15'1 x 10'10 (4.60m x 3.30m) With stone flagged flooring, central heating radiator, fireplace with cast iron multi fuel stove and slate hearth, downlighting, BOILER ROOM OFF With twin Worcester oil fired central heating boilers, shelving, tiled flooring. OFFICE 14'1 x 11'8 (4.29m x 3.56m) With two central heating radiators, downlighting, natural beam. DINING ROOM 19'3 x 13'10 (5.87m x 4.22m) With period marble fireplace, cast iron inset and slate hearth, natural beams, downlighting, door to outside, two central heating radiators. LIVING DINING KITCHEN 32'8 x 20'7 (9.96m x 6.27m) With vaulted ceiling with exposed natural beams and trusses, limestone tiled flooring, attractive circular wood burning stove, high quality natural oak and painted kitchen units incorporating larder cupboard with marble work surface, Sub Zero large double fridge and freezer with matching wine cooler to the side, recess containing large Aga, complementary Neff electric oven and hob. Matching central island with curved deep granite work surface incorporating breakfast bar, deep double ceramic sink with mixer tap, integrated Miele dishwasher, skylights, two sets of double French doors to the front. Granite work surfaces. SIDE HALLWAY With stone flagged flooring and second staircase leading to the first floor, natural oak and glazed doors to the front and rear. UTILITY ROOM 12'5 x 7'9 (3.78m x 2.36m) With natural wood base and wall units, work surfaces, stainless steel double bowl single drainer sink unit with mixer tap, plumbing for washing machine, space for dryer, stone flagged flooring, central heating radiator, cloakroom off with stone flagged floor, low level wc, wall mounted wash basin, central heating radiator. BOOT ROOM 14'7 x 12'7 (4.45m x 3.84m) With natural wood base and wall units, work surfaces, stainless steel single drainer sink unit, tiled flooring, two central heating radiators, door to outside. The second staircase leads to: SELF CONTAINED SUITE AREA LANDING With central heating radiator, walk in airing cupboard with lagged cylinder with immersion and shelving. GUEST BEDROOM 19' x 14'8 (5.79m x 4.47m) With two central heating radiators, downlighting. BATHROOM With traditional fittings. Panelled bath with curved glass screen and shower above, tiled surround, low level wc, pedestal wash hand basin, chrome central heating towel rail, tiled floor, downlighting, built-in linen cupboard. The main first floor accommodation is approached from the reception hallway. GALLERIED LANDING With three impressive arched glazed windows, three central heating radiators, natural beams. MASTER BEDROOM ONE With recess. BEDROOM AREA 18'11 x 17'6 (5.77m x 5.33m) With feature arched window, three central heating radiators with covers, built in double wardrobe with chest of drawers below, walk in dressing room with hanging fittings and shelving, built in airing cupboard with lagged cylinder with immersion. BATHROOM With feature arched window, traditional fittings with ball and claw cast iron bath with chrome mixer tap and shower fittings, shower cubicle with ceiling mounted chrome shower head and further hand held shower with glass door, low level wc with natural wood seat, vanity wash hand basin with chrome mixer tap and cupboards below, down lighting, tiled flooring, central heating towel rail, shaver socket. FAMILY BATHROOM With traditional fittings with cast iron ball and claw bath, low level wc, pedestal wash hand basin, fully tiled shower cubicle with chrome fittings and glass door, tiled flooring, central heating towel rail and further central heating radiator, shaver socket. BEDROOM TWO 15'4 x 11'2 (4.67m x 3.40m) With central heating radiator. BEDROOM THREE 15'4 x 12'2 (4.67m x 3.71m) With two central heating radiators. Built in double wardrobe. Interconnecting bathroom to bedroom four. BEDROOM FOUR 12'8 x 12'5 (3.86m x 3.78m) With built in double wardrobe with mirrored doors, two central heating radiators, interconnecting bathroom with bedroom three. INTERCONNECTING BATHROOM With traditional fittings with cast iron ball and claw bath with mixer tap and shower fittings, pedestal wash hand basin, low level wc with natural wood seat, shower cubicle with ceiling mounted chrome shower fitting and further hand held chrome shower, sliding glass doors, tiled flooring, part tiled walls, two chrome central heating towel rails. OUTSIDE Birtles Hall Farm is approached via a long private driveway off Birtles Lane which leads to the property. A gravel driveway bordered by stone sets leading to the property providing excellent parking facilities. The formal grounds surround the property with stone flagged patio areas, mature trees, shrubs and lawns. The front mature garden is also laid out to lawn with trees and shrubs with attractive fenced pool area with tiled heated pool with stone flagged surround. There is a fully fenced astro turfed tennis court with lighting. The residue of the land is laid out to paddocks and the total land size is just over 7.5 acres or thereabouts. ADJOINING DETACHED THREE BEDROOM COTTAGE With similar high specification to the house, which is currently rented out and has been renovated to a high standard similar to the main residence. FURTHER DETACHED BRICK OUTBUILDING With double doors leading to store with loft ladder and storage room to the rear. TRIPLE ARCHED BAY GARAGE 36' long x 19'9 deep (10.97m long x 6.02m deep) Currently converted into a party room. With light and power. ` (`) All electrical appliances, the heating system and wiring have not been tested therefore we cannot verify whether they are in working order.

VACANT POSSESSION UPON COMPLETION N.B. Andrew J Nowell & Company for themselves and for the vendors or lessors of this property whose agents they are give notice that: 1. The particulars are set out as a general outline only for the guidance of intending purchasers or lessees and do not constitute nor constitute part of an offer or contract. 2. All descriptions, dimensions, references to condition or necessary permissions for use and occupation and other detail are given without responsibility and 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. 3. No person in the employment of Andrew J Nowell & Company has any authority to make or give any representation or warranty whatsoever in relation to this property."