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" An iconic Grade II listed building dating back to 1764 believed to have been constructed or financed by Thomas Bayley Hall. The history of this home embeds itself within the history of the beautiful Cheshire Village.

The accommodation of the property sits over 2 floors and consists, in brief, of a kitchendining room, a utility room, a living room and a further reception room that can be used as a play room, sitting room or home office. To the first floor the landing gives access to three bedrooms and a family bathroom. The main bedroom provides an en-suite shower room off. Externally the property offers off road parking to the front, an enclosed rear garden to the back and storage by way of brick built outbuildings.

The property is well located for local Village amenities, schooling and commuting. Holmes Chapel Primary, Hermitage Primary and Holmes Chapel Comprehensive are all under 1 mile from the home and in comfortable walking distance. The Village is a short stroll from the home offering a range of independent shops, cafes, bars and sitting alongside more establish high street brands.

Holmes Chapels location provides an array of commuting options; Holmes Chapel Railway Station is 0.25 miles from the home, for trunk roads and regional destinations M6 J18 is 1.51 miles whilst for further flung destinations Manchester Airport is just over 11 miles and Liverpool John Lennon Airport just over 22 miles.

The cottage is one of a few properties seen with a stone showing ‘TBH‘ the initials of Thomas Bayley Hall. It has been documented that one early resident of the cottage was a renowned smuggler ‘Romper Lowe‘ who led a gang who are accused of being smugglers who stole salt from the surrounding towns of Northwich, Winsford, and
Middlewich and used the River Dane who avoid paying taxes on said salt.

The home may have been modernised in time, the property has been extended and provides excellent accommodation for modern living but the character, charm and important historic significance remains.



Ground Floor

Living Room 16‘6&quote; x 11‘8&quote; (5.03m x 3.56m). Timber door to front elevation. Double glazed window to front elevation with three double glazed windows to the side elevation. Multi-fuel burning stove with brick elevation chimney breast. Exposed character beams. Turn-flight split staircase to the first floor.

Sitting RoomHome Office 9‘6&quote; x 10‘7&quote; (2.9m x 3.23m). Double glazed window to front elevation. Exposed character beams. Radiator.

Dining Kitchen 16‘4&quote; x 15‘4&quote; (4.98m x 4.67m). Double glazed window to rear elevation. Double glazed double doors leading onto the rear garden. A range of wall, drawer and base units with preparation surface incorporating a ceramic sink. ‘Range‘ cooker with splash back and extraction hood. Space for tall fridge freezer. Tiled splash-back. Glazed door to separate utility room.

Utility Room 9‘11&quote; x 5‘2&quote; (3.02m x 1.57m). Glazed door to rear. Stone tiled floor. ‘Valliant‘ boiler for gas central heating. Space for washing machine and tumble dryerdishwasher. Chrome ladder towel rail. Space for tall fridge freezer. Under-stairs storage space.

First Floor

Landing    Exposed character beams. Three bedrooms and a bathroom off.

Main Bedroom 9‘7&quote; x 15‘3&quote; (2.92m x 4.65m). Two double glazed windows to rear elevation. Sky light. Exposed character beams. Access to loft void. Radiator. En-suite shower room off.

En-Suite Shower Room    Sky light. Suite comprising of a tiled shower enclosure, a pedestal wash basin with a chrome swan neck mixer tap and a close coupled WC. Chrome ladder style towel rail. Storage cupboards. Partially tiled walls.

Bedroom Two 11‘7&quote; x 13‘8&quote; (3.53m x 4.17m). Double glazed window to side elevation. Built in wardrobes. Exposed character beams. Radiator.

Bedroom Three 9‘11&quote; x 10‘11&quote; (3.02m x 3.33m). Double glazed window to side elevation. Exposed character beams. Radiator.

Bathroom    Bathroom suite comprising of a panel ‘spa‘ bath with chrome mixer tap and shower attachment, a pedestal wash basin with chrome mixer tap and a close coupled WC. Partially tiled walls. Extraction. Chrome recessed downlights. Exposed beams.

Exterior

Front    The attractive frontage of the home provides a front lawn with a hedged boundary. A driveway provides parking for multiple vehicles.

Rear    The southerly facing rear garden provides ample opportunity to enjoy the sunshine throughout the day. A decking area adjoins the rear of the home providing entertaining and relaxing space. The garden is laid predominantly to lawn with a wild flower bed to the rear and an array of shrubs and trees. Brick built outhouse provides garden storage with a further brick built storage room.

Tenure    Freehold

Council Tax    Band D

Auction    This property is for sale by the Modern Method of Auction. Should you view, offer or bid on the property, your information will be shared with the Auctioneer, iamsold.
This method of auction requires both parties to complete the transaction within 56 days of the draft contract for sale being received by the buyers solicitor. This additional time allows buyers to proceed with mortgage finance (subject to lending criteria, affordability and survey).
The buyer is required to sign a reservation agreement and make payment of a non-refundable Reservation Fee. This being 4.2% of the purchase price including VAT, subject to a minimum of £6,000.00 including VAT. The Reservation Fee is paid in addition to purchase price and will be considered as part of the chargeable consideration for the property in the calculation for stamp duty liability.
Buyers will be required to go through an identification verification process with iamsold and provide proof of how the purchase would be funded.
This property has a Buyer Information Pack which is a collection of documents in relation to the property. The documents may not tell you everything you need to know about the property, so you are required to complete your own due diligence before bidding. A sample copy of the Reservation Agreement and terms and conditions are also contained within this pack.
The property is subject to an undisclosed Reserve Price with both the Reserve Price and Starting Bid being subject to change.



IMPORTANT NOTE TO PURCHASERS:
We endeavour to make our sales particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. Any services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All measurements have been taken as a guide to prospective buyers only, and are not precise. Please be advised that some of the particulars may be awaiting vendor approval. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. Fixtures and fittings other than those mentioned are to be agreed with the seller.

HCH2103155 "