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"Little Ketford Farm is an unspoilt treasure situated in a tranquil rural location in the Gloucestershire countryside. It comprises a four bedroom farmhouse, farmyard with useful outbuildings and totals 36.69 acres (14.85 ha) sold as a whole or split into three lots.

ENTRANCE Part glazed UPVc door to LOBBY Original stone floor, radiator, stairs off with access to CELLAR under SITTING ROOM Exposed beams, stone fire surround with wood burner, part glazed UPVc door to external KITCHEN Fitted base units incorporating stainless steel sink unit with drainer, Worcester oil boiler, red brick flooring, external door to rear, exposed timbers and beams, radiator PANTRY Red brick flooring, shelving DINING ROOM Red brick floor, brick fire surround with open fire inset, exposed timbers and beams, radiator BATHROOM White suite comprising W.C., hand basin, bath, built in cupboards, radiator FIRST FLOOR LANDING Exposed timber and beams, access to attic rooms BEDROOM ONE Exposed timbers and beams, fireplace BEDROOM TWO Exposed timbers and beams, access to BEDROOM THREE BEDROOM THREE Exposed timbers and beams BEDROOM FOUR SECOND FLOOR Stairs lead to two rooms which are full of potential OUTSIDE From the kitchen external door is a covered walkway which leads to UTILITY ROOM: space and plumbing for appliances WOODSTORE: incorporating part of the old bread oven, GARDEN STORES, FORMER PRIVEY, external entrance to cellar GARDENS To the front are formal gardens which are mainly laid to lawn with flower borders. To the side of the property is a large productive and well maintained vegetable patch, paths and greenhouse. OUTBUILDINGS A separate gated access leads to secure farmyard which is surrounded by useful outbuildings comprising of half-timbered stables / tractor shed (10.9m x 4.2m) with loft above, concrete block and corrugated roof former covered yard (15.1m x 5.5m), concrete block and corrugated roof former dairy (6.5m x 5m), stone and corrugated roof former calf shed (6.3m x 4m) built on side of house, 3 bay car port with store adjacent to calf shed. A walkway leads to a 5 bay open fronted pole barn. Further access is obtained from the other side leading to the orchard. From the orchard there is access to five pig pens adjoining the field. SERVICES We understand from the vendor that mains electricity and water are connected. Private drainage. Oil heating. Telephone subject to BT regulations. COUNCIL TAX BAND E. Rates payable ?1,807.79
(Forest of Dean District Council 01594810000) LOT 2 (See blue on plan) Approximately 14.91 Acres (6.03 ha) of River Leadon Meadows split into three useful and productive parcels LOT 3 (See purple on plan) Approximately 15.57 Acres (6.30ha) of permanent pasture incorporating some mature deciduous trees and wild flowers. This land is mainly undulating and divided into four good sized fields and has mains water connected. GENERAL REMARKS & STIPULATIONS (APPLICABLE TO ALL LOTS) SINGLE FARM PAYMENT SPS entitlements are included in the sale of the land at no extra cost and will be transferred to the successful purchaser(s) on a pro-rata basis following legal completion in readiness for the 2013 claim. The Single Payment for 2012 has been applied for and is to be retained by the vendor. WAYLEAVES, EASEMENTS & RIGHTS OF WAY The property is sold subject to and with the benefit of all rights of way, wayleaves, access, water, light, drainage and other easements, quasi-easements, covenants, restrictions, orders, etc. As may exist over the same or for the benefit of the same, whether mentioned in these particulars or not. PRICE GUIDES LOT 1 - ?400,000 - ?500,000
LOT 2 - ?120,000 - ?150,000
LOT 3 - ?80,000 - ?120,000 TENURE We understand that the property is freehold and offered with vacant possession upon completion. DIRECTIONS From Ledbury proceed along the A417 towards Gloucester. Before reaching Junction 2 of the M50 turn right into Beach Lane towards Bromsberrow Heath. Take the first left turn, go over the motorway then turn right at the T junction. Continue along this road and at the next T junction stay left towards Ketford. Continue along this road for approximately 2 miles and Little Ketford Farm will be located on the left as indicated by our For Sale board.

Lot 2 is located on the right just before the farmhouse and Lot 3 is located past the farmhouse on the left. Both Lots will be indicated by For Sale boards. Vendor Solicitors: Whitemans Solicitors, 2nd Floor, 65 London Road, Gloucester, GL1 3HF, Tel. 01452 411601, Mr Ashley Wallace - Cook acting. For clarification we wish to inform prospective purchasers that we have prepared these sale particulars as a general guide. We have not carried out a detailed survey, nor tested the services, appliances and specific fittings. Room sizes should not be relied upon for carpets and furnishings. If there are any important matters, which are likely to affect your decision to buy, please contact us before viewing the property.

Pughs, for themselves and for the vendors or Lessors of this property, whose Agents they are, give notice that these particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a contract. No person in the employment of the agent has any authority to make or give any representation or warranty whatever in relation to this property."