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"A most attractively situated 3 Bedroomed semi-detached country house in a super rural setting with good sized gardens, extensive multi-purpose outbuilding and land extending, in all, to approximately 2.5 acres, or thereabouts.

DESCRIPTION Halls are delighted with instructions to offer 2 Barley Birch Farm, in Whixall, for sale by private treaty. 2 Barley Birch Farm is a most attractively situated 3 Bedroomed semi-detached country house in a super rural setting with good sized gardens, extensive multi-purpose outbuildings and land extending, in all, to approximately 2.5 acres, or thereabouts. The property offers deceptively spacious and versatile internal accommodation, at present, comprising a ground floor Entrance Porch, Reception Hall, Cloakroom, Dining Room, Lounge, Conservatory, Kitchen and Utility Room, together with three first floor Bedrooms (Master with En-suite) and a Family Bathroom. The property has the benefit of double glazed windows, oil fired central heating and is presented for sale with the fitted carpets included in the purchase price. There are good sized lawned rear gardens with a brick pavioured patio area making a lovely setting for outside dining etc. The extensive range of buildings are particularly worthy of note and comprise a versatile purpose built portal framed multi-pupose shed (approx.78' x 45'), ideal for a variety of usages, to the rear of which is a schooling area (approx. 78' x 40'). The property is complemented further by the grass paddock predominantly to the side and rear of the Holding, which is ideal for the grazing of all kinds of livestock, if required, particularly horses. The property extends, in all, to approximately 2.5 acres, or thereabouts. The sale of Barley Birch Farm does, therefore, provide an unusual opportunity to purchase a well proportioned 3 Bedroomed semi-detached country property with excellent gardens, extensive outbuildings and land in such an attractive and unspoilt rural location, yet still within easy motoring distance of the North Shropshire town of Wem, Whitchurch and Ellesmere. Halls strongly recommend an inspection of the property to appreciate the possibilities that it has to offer. SITUATION Barley Birch Farm is situated in an attractive rural setting in the heart of totally unspoilt countryside. Whilst enjoying this super location, it is still conveniently located with regard to the nearby North Shropshire towns of Wem

(6 miles), Ellesmere (8 miles) and Whitchurch (8 miles), all of which, have an excellent range of local shopping, recreational and educational facilities. The county town, also, of Shrewsbury (15 miles) is easily accessible by car and offers a more comprehensive range of amenities of all kinds. DIRECTIONS From Ellesmere proceed on the A495 to the village of Welshampton. In Welshampton, turn right signposted 'Wem' on to the B5063 and continue to the hamlet of Northwood. In Northwood, continue past the 'Horse & Jockey' Public House and turn left signposted 'Prees & Whixall'. Continue for approximately 2.4 miles to Ladywell and turn left. Continue for a short distance and take the first turn right. Continue to the end where the property will be found. THE ACCOMMODATION COMPRISES: A partly glazed entrance door in to an: ENTRANCE PORCH With further partly glazed door in to a: RECEPTION HALL With a fitted carpet as laid, radiator, carpeted stairs to first floor and door in to an: UNDERSTAIRS CLOAKROOM With a tiled floor, low flush WC suite, vanity hand basin (H&C) with cupboard below, half wall tiling throughout and opaque double glazed window. A door leads from the Reception Hall in to a: DINING ROOM 5.06m x 3.64m

(16'7' x 11'11') With a fitted carpet as laid, double glazed windows to front and rear elevations overlooking the gardens and open farmland beyond, radiator and double doors through to a: LOUNGE 5.19m x 3.50m

(17'0' x 11'6') With a fitted carpet as laid, an attractive feature exposed brick fireplace with a raised hearth, wooden mantle over and inset multi-fuel stove, coved ceiling, secondary door back to Reception Hall, radiator and glazed double doors in to the: CONSERVATORY 3.04m x 3.45m

(10'0' x 11'4') With a tiled floor, radiator and glazed double doors out to the front lawn. A door leads from the Dining Room in to the: KITCHEN 5.1m x 2.75m

(16'9' x 9'0') A fully fitted Kitchen comprising a single 1.5 bowl single drainer sink unit (H&C) with mixer tap and cupboards under, an extensive range of work surfaces to either side with base units below, planned space for a range style cooker (with inset 'Indesit' range style cooker which can be taken to by separate negotiation, if required), extensive matching eye-level units, ceiling downlighters, double glazed window to front elevation overlooking the lawn and open farmland beyond, planned space for an upright fridge/freezer and door through to a: UTILTITY ROOM 2.85m x 2.2m

(9'4' x 7'3') With an 'L' shaped range of roll topped work surfaces with base units and planned space below for appliances, recessed storage cupboard and 'stable-type' door to rear gardens. The carpeted staircase rises from the Reception Hall up to a: FIRST FLOOR LANDING Which has a continuation of the fitted carpet as laid, a radiator, two double glazed windows to rear elevation overlooking the gardens and open countryside beyond, door off to an AIRING CUPBOARD and further louvred doors in to a LINEN CUPBOARD. BEDROOM 1 4.24m x 3.65m

(13'11' x 12'0') (Plus entry recess) With a fitted carpet as laid, radiator, double glazed window to front elevation overlooking the front lawns and open farmland beyond and door in to an: EN-SUITE SHOWER ROOM With a tiled enclosed shower cubicle with a 'Hi flo' shower unit, pedestal hand basin (H&C), low flush WC, recessed fitted wardrobe and a further store cupboard. BEDROOM 2 3.68m x 3.24m

(12'1' x 10'8') With a fitted carpet as laid, inspection hatch to the roof space, radiator and double glazed window to rear elevation overlooking the rear lawns and open farmland beyond. BEDROOM 3 2.78m x 3.21m

(9'1' x 10'6') With a fitted carpet as laid, radiator and double glazed window to front elevation overlooking the front lawns and open farmland beyond. FAMILY BATHROOM With a panelled bath (H&C) with tiled surrounding walls, low flush WC, pedestal hand basin (H&C) with tiled splash and mirror fronted vanity cabinet over, quadruple spotlight on track, radiator, double glazed window to rear elevation overlooking the gardens and open farmland beyond. OUTSIDE The property is approached off a private drive to a good sized forecourt area with room for parking and manoeuvring a good number of vehicles. OUTBUILDINGS There is a most useful: FIVE BAY OPEN FRONTED MACHINERY STORAGE/FODDER/GENERAL PURPOSE SHED 75' x 30' (22.86m x 9.14m) With great potential for a variety of usages and a: FIVE BAY LEAN-TO TO REAR N.B. If this building is too large, the vendor will reduce the size and remove the part not needed. To the rear of the building is a: MANEGE 78' x 40' Approx. (23.77m x 12.19m Appro x 0.00m) THE GARDENS The gardens are an attractive feature of the property and briefly comprise a lawned front garden and an extensively lawned rear garden with a brick pavioured patio area. The gardens have great potential for landscaping according to one's individual requirements. BOILER ROOM Housing the 'Grant' oil fired boiler which heats the domestic hot water and central heating radiators. THE LAND The land is an unexpected feature of the property and is retained within a single 'L' shaped enclosure of pasture predominantly to the side and rear of the property, ideal for the grazing of all kinds of livestock, particularly horses. The property extends, in all, to approximately 2.5 acres, or thereabouts. FIXTURES & FITTINGS The fitted carpets and curtains are included in the purchase price. TENURE The property is said to be of freehold tenure and vacant possession will be given on completion of the purchase. SERVICES We understand that the property has the benefit of mains water, electricity. Drainage, we understand, is to a private system. LOCAL AUTHORITY Shropshire Council, Shirehall, Abbey Foregate, Shrewsbury, Shropshire, SY2 6ND. Severn Trent Water Limited, Shelton, Shrewsbury, Shropshire. Tel. 03457 500 500. COUNCIL TAX The property is in Band ' D ' on the Shropshire Council Register. The payment for 2015/2016 is ?1463.35. VIEWING By appointment through Halls, The Square, Ellesmere, Shropshire. Tel:(01691) 622602. Halls Holdings Ltd and any joint agents for themselves, and for the Vendor of the property whose Agents they are, give notice that: (i) These particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a contract (ii) No person in the employment of or any agent of or consultant to Halls Holdings has any authority to make or give any representation or warranty whatsoever in relation to this property (iii) Measurements, areas and distances are approximate, Floor plans and photographs are for guidance purposes only (photographs are taken with a wide angled / zoom lenses) and dimensions shapes and precise locations may differ (iv) It must not be assumed that the property has all the required planning or building regulation consents. Halls Holdings Ltd, Halls Holdings House, Bowmen Way, Battlefield, Shrewsbury, Shropshire SY4 3DR. Registered in England 06597073."