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"* A well proportioned Grade II Listed barn conversion * 4 bedrooms * 3 reception rooms * Fitted breakfast kitchen * 5 acres which include stabling, storage barn and large carport

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 Earlswood village provides the normal type of village stores and other facilities and is situated within easy daily travel of the major Midland centres of commerce and industry, within a few minutes drive of the national motorway network (M42) and aquatic sports which include sailing and fishing on Earlswood Lakes. Facilities for shopping, education, cultural and recreational activities are provided in the surrounding centres with Solihull and Redditch some 6 miles distant, Knowle 7 miles, Birmingham City Centre 11 miles, Coventry 18 miles and the market town of Henley in Arden 7 miles, It is approximately 15 miles from Stratford upon Avon and Warwick, 17 miles from Leamington Spa and lies within easy access of Alcester, Bromsgrove, Evesham and the Cotswold Uplands. In addition to amenities, Hockley Heath is only 3 miles distant which offers good general shopping and passenger rail services operate from stations at Earlswood just ? mile away, Tanworth in Arden (Wood End), Earlswood Lakes Halt, Solihull, Dorridge (Chiltern line to London, Marylebone) and Redditch.
The N.E.C., located adjacent to Birmingham International Airport and the International Railway Station are all within about 15 minutes drive and regular InterCity services operate from Birmingham International to the north of the country and south to London (Euston). The M40 close to Hockley Heath further enhances and benefits the first class communications of the district in which this property is situated. Leading off Poolhead Lane, a pebble dashed covered communal driveway leads round to give access to the garages for the neighbouring properties. With a metal five bar gate which gives separate access to the paddock area and a further driveway leading round to a wooden five bar gate with boundary brick walling to front opening into the PARKING AREA Which provides ample forecourt parking, well established hedgerow borders to the surround retained within brick walled boundaries, well established floral and herbaceous beds, access to the large brick constructed carport with pitched and tiled room, external illumination and a paved pathway which leads up to a hard wood panelled door which leads into LARGE ENCLOSED PORCH Which enjoys a wealth of natural light via large glazed windows overlooking the front driveway, flagstone flooring, exposed brick and wood beam surround, wall light point and a wood panelled stable door which opens into the RECEPTION HALLWAY This welcoming entrance is illuminated via obscure double glazed windows with the adjoining porch, stairs lead off to the first floor with useful storage cupboard below. Flagstone flooring, electric wall mounted heater, ceiling light point and doors which lead into CLOAKS CUPBOARD Which has coat hooks and ceiling light point. GUEST WC Housing a white two piece suite comprising wall mounted hand wash basin and adjacent low level flush wc with an obscure double glazed leaded light window to front. Wall mounted Dimplex storage heater and ceiling light point. LIVING ROOM 6.64m(21'9'') x 3.40m(11'2'') This well proportioned room enjoys a wealth of natural light via double glazed leaded light windows to the rear and side elevations with double French doors which lead out, poignant exposed brick fire surround, wall mounted electric storage heater, cottage style wood beams, TV and telephone points and two ceiling light points. LARGE DINING ROOM 4.50m(14'9'') x 3.75m(12'4'') This superbly proportioned room enjoys a wealth of natural light via two double glazed leaded light windows enjoying views over the rear garden, ample space for dining table and chairs and free standing furniture, wall mounted storage heater, cottage style wood beams over and two ceiling light points. BREAKFAST KITCHEN 4.09m(13'5'') max x 2.66m(8'9'') max Affording a range of base and drawer units set under a composite laminate roll top worksurface with an inset 1? sink and drainer unit with mixer tap with adjacent Fagor four ring electric hob with concealed cooker hood and lighting over. Adjacent Neff electric double oven and grill, complementary wall mounted units with concealed downlighters which incorporates side display shelving, side breakfast bar table, recess and power for tall unit fridge freezer, obscure glazed windows with the adjoining dining room, tiling to wash and workstations, cottage style wood beams, florescent strip lights over and double glazed leaded light windows and French door which lead out to the adjoining conservatory. CONSERVATORY 2.75m(9'0'') x 2.58m(8'6'') Comprising of a brick built base construction, this addition has double glazed leaded light windows to the rear and side elevations with mono-pitched polycarbonate roof over, wall mounted electric storage heater, space for seating of summer furniture, wall light point and a glazed wood panelled door which leads out to the garden. LANDING The landing area is approached via a return staircase with varnished wood balustrading and turned spindles and illuminated via a double glazed velux skylight window to front and further obscure and stained window to side, with access to roof void, three ceiling light points, airing cupboard adjoining and white painted wood panelled doors which in turn lead into BEDROOM 1 6.81m(22'4'') x 3.41m(11'2'') This good sized room enjoys two velux double glazed skylight windows to front and further windows to the rear and side elevations, enjoying splendid views over the adjoining countryside fields, ample space for double bed and free standing bedroom furniture. Two double and two single built in full height wardrobes conceal shelving and rail, matching dressing table and chest of drawers, electric storage heater, cottage style wood beams over and two ceiling light points. BEDROOM 2 3.20m(10'6'') to wardrobes x 2.87m(9'5'') This well proportioned room enjoys a double glazed leaded light window to rear with delightful views over the garden and countryside, double and three single built in wardrobes conceal shelving and rail with matching dressing table and chest of drawer. Space for double bed and free standing bedroom furniture, wall mounted electric heater, cottage style wood beams over and ceiling light point. BEDROOM 3 3.86m(12'8'') x 2.67m(8'9'') Provides a glazed leaded light window to rear, two double built in full height wardrobes, space for double bed and free standing bedroom furniture, wall mounted electric heater and ceiling light point. BEDROOM 4 2.58m(8'6'') max x 2.00m(6'7'') min This slightly 'L' shaped room could be used as a single bedroom or more preferably as a study and provides a double glazed velux skylight window to front, exposed wood beams, electric storage heater, space for single bed and free standing bedroom furniture and ceiling light point. RE-FITTED FAMILY BATHROOM This white three piece suite comprises panelled bath to side with stainless steel shower fitment and screen over, adjacent low level flush wc and pedestal wash hand basin. With tiling to splashbacks, double glazed velux skylight window to front, electric heated towel rail, further wall mounted Dimplex heater, exposed wood beams over and three inset downlighters. REAR WORKSHOP/UTILITY 4.43m(14'6'') x 1.70m(5'7'') An attached to the rear of the carport, this currently provides an ideal utility with space, power and plumbing for washing machine and separate dryer, stainless steel sink and drainer unit with cold tap and electric hot water heater. Power and lighting, glazed window to side and wooden stable door. GARDENS Which lead out via a paved patio area ideal for seating summer furniture which overlook a predominantly laid to lawn garden with floral and herbaceous beds to the surround and overlook a large and feature pond which we understand is naturally spring fed and retained within predominantly wood fenced boundaries with a gate giving access to the PADDOCK Providing various fenced enclosures with a separate metal bar gate which gives access off the communal driveway and gives access to a concrete hard standing which has a timber constructed six bay stable and to the opposite side a brick constructed open hay barn. A separate metal gate leads out to the majority of the land holding. 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.
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 responsibilities disclose the suspicion to the Serious Organised Crime Agency.
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. Heating is by way of electric storage heaters and drainage is to a private system which services the residents of the Pigeon Barn, the neighbouring Tythe Barn and finally the Hay Barn with a treatment plant being located in the far end of the land holding for the Pigeon Barn, of which a covenant exists that the Pigeon Barn shall make the necessary arrangements for the maintenance and emptying of the system when necessary with an equal contribution of one third made by each of the three properties.
Local Authority: Stratford District Council.
Postal Address: The correct postal address of the property is understood to be The Pigeon Barn, Poolhead Lane, Earlswood, B95 5ES.
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 Hockley Heath office proceed southbound along the A3400 Stratford Road signposted towards Henley and Stratford. After passing over the canal bridge, turn immediately right into Spring Lane, signposted towards Tanworth in Arden and proceed for approximately 3 miles into Wood End. Shortly after passing Wood End Station, take the next turning on your right into Poolhead Lane and follow this down for some distance, proceeding over the M42 motorway bridge and two thirds of a mile along, the entrance to the Pigeon Barn can be found on your right hand side with a gravel driveway which leads round to the rear of the two barns which front the road which are namely Tythe Barn and the Hay Barn with a gated entrance immediately in front of you.
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 Lettings and Management: If you are interested in letting out your property or are considering renting a property, please contact John Shepherd Lettings Limited on 01564 771776 or email enquiries@johnshepherdlettings.com
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 email enquiries@johnshepherdconveyancing.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. For professional survey and valuation advice therefore, please do not hesitate to contact our Survey Department on 01564 786626.
John Shepherd Financial Services: Independent Mortgage Advisors. Telephone: 01564 786611. E mail enquiries@johnshepherdfs.com.

John Shepherd, for themselves and for the vendors of the property whose agents they are, give notice that these particulars do not constitute any part of a contract or offer, and are produced in good faith and set out as a general guide only. The vendor does not make or give, and neither John Shepherd and any person in his employment, has an authority to make or give any representation or warranty whatsoever in relation to this property.
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