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"Moat Farm 4 bedroom, two bathroom Grade II Listed Farmhouse

Oak Barn Self contained accommodation with private access offering 2 bedrooms and one bathoom.

Moat Farm A meticulously restored Grade II listed farmhouse privately located in the idyllic village of Hatton, Warwickshire. Set within approx. 8 acres of garden and paddock land and benefitting from additional self contained accommodation with a private entrance, Moat Farm presents versatile living throughout with multiple living spaces, adhering to the ultimate country lifestyle of privacy and tranquillity.

Nestled behind a gated entrance, the sweeping driveway makes way through the mature trees and greenery to the main farmhouse, instantly providing a glimpse of the semi rural and peaceful environment, the property is situated within.

The driveway provides parking for multiple vehicles to the front elevation, with additional parking available via the detached oak car port.

The main house is deceiving upon approach, yet instantly oozes a significant charm with warming brickwork and exposed beams to the external elevation. The characterful features continue internally, where limestone flooring and further exposed beams invite one into the welcoming reception hallway.

Internally, the accommodation to the main farmhouse totals to 2705 sq ft. All reception rooms can be accessed from the hallway, including the formal living room, enjoying a dual aspect via the windows and French doors to the rear elevation. A sense of warmth is present in the formal living room with the timeless wooden flooring and log burner, ideal for use in the cooler months. The exposed brick fireplace and decorative shelving to either side of the fireplace, create a focal point to this significant reception room.

The shaker style kitchen and breakfast room is perfectly placed for this characterful property and complimented further by the original stone tiled flooring. The kitchen is most practical with a central island, gas fired AGA cooker and plentiful storage and worktop space. There is room for a dining table and relaxing sofa or chair, perfect for day to day living. The quaint pantry is situated just off the kitchen and enjoys a fitted spice rack, shelving and integrated wine fridge, creating an extremely useful storage space.

The separate snug with cosy log burner is accessed just off the kitchen and leads through into the formal dining room, both enjoying views of the open gardens and land beyond. The rear garden can be accessed from the boot room just off the kitchen and also through the side door next to the separate utility room. A copious amount of natural light is noticeable throughout all reception rooms, creating an ambient atmosphere throughout. The guest WC completes the ground floor accommodation.

There are four bedrooms to the first floor. The principal bedroom is most impressive with a large ensuite bathroom with separate walk in shower and bathtub. The walk through dressing area benefits from a dressing island and fitted wardrobes. The enhanced ceiling height does not go unnoticed, adding a sense of space to this main bedroom.

The three further bedrooms to the first floor share use of the family bathroom and bedroom two and four benefit from fitted wardrobes, providing further storage space. The interior design throughout all bedrooms is done to the most classic and timeless taste with most of the blinds and curtains featuring a Laura Ashley design.

The intricate details to each living area and choice of interior design are most sympathetic to the original bones of Moat Farm making this home undoubtedly impressive with a turnkey opportunity.

Oak Barn
Further accommodation is available adjacent to the main house in Oak Barn . The barn provides self contained living accommodation approx. 794 sq ft offering an open plan kitchen and living room with a wonderful, elevated ceiling height and exposed beams. There is a bedroom and separate bathroom to the ground floor and a further bedroom to the first floor.

Oak barn presents an opportunity as a short term rental or AirBnb perhaps if not used for guests or wider family members. Although the barn and farm house dates back to over 300 years old, the property has undergone an extensive refurbishment by the current owners including a new roof, electrical rewiring and new heating system, effortlessly meeting the demanding requirements of modern living, whilst proudly displaying the character and charm each living space flaunts.

Landscaped formal gardens
The care and exceptional detail of the main house is reflected in the landscaped rear garden and secluded patio area with an attractive curved brick wall. The patio area with space for outdoor furniture is the perfect space to enjoy in the summer months and can be directly accessed from the living, dining room and boot room.

The encircling gardens follow the property from the front to the back elevation with various pockets of space to enjoy. The sunken fire pit to the front elevation, nestled between the established array of trees and the tree house provide much entertainment, no matter what age!

The separate garden room provides versatile accommodation as a home office or craft room perhaps and is situated overlooking the duck pond and main farmhouse.

The collection of oak trees, duck pond and the woodland area with 3500 newly planted trees enhances the tranquillity of this private and peaceful setting.

The pasture land adheres itself to equestrian and agricultural use, situated to the rear of the property. It is a haven to a delightful array of wildlife including deer, hares and multiple breeds of birds. The separate paddocks are the perfect place for grazing ponies or other farm animals if so desired. The total acreage at Moat Farm totals to approx. 8 acres.

Parking and further outbuildings
The detached oak framed car port is situated opposite the main house at the front of the driveway with parking for multiple vehicles. There is a useful log store to the righthand side of the car port, perfect for the fires throughout the property in the winter months.

The detached shed is neatly tucked away near to the car port, ideal for further storage and gardening equipment.

There is also a detached oak garage situated to the rear of the property. The total square footage of the garage, car port and summer house combined totals to 1083 sq ft.

Location
Hatton is an aspirational address for many, combining the country lifestyle, yet benefiting from the excellent local connections to Warwick, Stratford Upon Avon and Solihull, all offering an array of local amenities.

Hatton village is popular for several eateries and pubs whereby Moat Farm is approx. 1.9 miles away from The Falcon Pub, approx. 2.7 miles to The Hatton Arms with a delightful canal frontage approx. 2.1 miles to popular Gastro Pub, The Orange Tree. Hatton Country World with a selection of local businesses, children s farm park and eateries is just approx. 3 miles away.

The property is greatly situated for road, rail and air transport links. Hatton Train Station is approx. 3.1 miles away and Warwick Parkway is approx. 5 miles away, both providing frequent services to London Marylebone and Birmingham City Centre. Birmingham International Airport is also situated approx. 11.5 miles away.

General Information
Tenure Freehold

Grade II Listed

Services Mains Water Mains Gas central heating Gas stove and AGA to kitchen Mains drainage Underfloor heating to principal ensuite

EPC Rating Exempt Listed building

Local Authority Warwickshire County Council and Warwick District Council Tax Band G correct at time of assembling the sales details

Postcode CV35 7JD

VIEWINGS BY APPOINTMENT ONLY.

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. Floor plans are for identification purposes only and not to scale. All room measurements and mileages quoted in these sales particulars are approximate. 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. These sales particulars are produced to offer a guide only and do not constitute any part of a contract or offer. We would advise that fixtures and fittings included within the sale are confirmed by the purchaser at the point of offer.

Anti Money Laundering AML
We are subject to the Money Laundering, Terrorist Financing and Transfer of Funds Information on the Payer Regulations 2017. As a result we will need to carry out due diligence on all of our purchasers to confirm their identity. We will therefore obtain and hold evidence confirming your identity and proof of your address. Your identity may be subject to an electronic identity check. This system allows us to verify you from basic details and you understand we will be unable to proceed with any work on your behalf until we obtain this from you in order to meet compliance obligations for Anti Money Laundering."