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" We are delighted to offer this character cottage, located in this sought after village of Hognaston which has undergone a programme of refurbishment by the current owners whilst retaining a wealth of character and original features. The property benefits from solid fuel central heating, double glazing and comprises; breakfast kitchen, sitting room, dining area, utility room/WC. On the first floor there are three bedrooms and a stylish, refitted shower room. To the front of the property there is parking for up to three vehicles. To the rear of the cottage we find a patio area with steps that lead to a good sized lawned garden. Simply Must Be Viewed!

The Village of Hognaston Hognaston is set on the edge of the Peak District National Park, with delightful surrounding countryside, which includes the Carsington reservoir with its fishing, water sports and many walks. Hognaston offers easy road access to Wirksworth (4 miles), Matlock (6 miles), Ashbourne (7 miles), City of Derby (12 miles) and the village boasts a local public house, The Red Lion, a traditional seventeenth century, family-run inn and St Bartholomews, a historic, Norman-built parish church. It should also be noted that the property is within the Queen Elizabeth School Catchment area. Ground Floor The home is entered via the front driveway where a wrought iron gate opens and leads to the part glazed, solid oak front door. This opens into the Breakfast Kitchen 4.21m x 3.51m

(13'10' x 11'6') Refurbished by the current owners with a range of handmade kitchen units with solid oak block worktop over. There is an inset Belfast sink with mixer tap over and a polished limestone flooring which has the comfort of underfloor heating beneath. A number of original features remain here with wood panelling to the walls and staircase, exposed stonework and ceiling timbers. There is an electric-powered Aga (which is available by separate negotiation) and ample space for a small dining table and chairs. The staircase leads off to the first floor and uPVC double glazed french doors lead out to the rear garden. From the breakfast kitchen a cottage door leads through to the Sitting Room 4.10m x 3.26m

(13'5' x 10'8') A warm and inviting room with a sash-style double glazed window to the front aspect and a split stable part glazed door which leads out to the front. TV & Satellite connections, exposed ceiling timbers and a substantial stone built fireplace with inset cast iron multi-fuel stove which provides the hot water and central heating for the home. The adjacent panelled cupboard houses the pump and fittings for the system. A latched door provides access to the understairs cupboard which provides useful household storage and houses the modern consumer unit . A large opening leads into the Dining Area 2.70m x 3.67m

(8'10' x 12'0') With exposed ceiling timbers and double glazed french doors with matching side panels which lead out to the rear garden. A cottage door opens to reveal the Utility Room / WC 2.7m x 0.7m

(8'10' x 2'4') Formerly the guest's cloakroom with WC but has been converted to provide space and plumbing for a washing machine and tumble drier. The wall mounted wash hand basin still exists and the toilet could be reinstated if required. An external door leads out to the rear garden. First Floor On arrival at the first floor landing we find four cottage doors with stained glass feature panels over and original exposed timberwork The first door on the right leads into Bedroom 1 3.69m 4.59m

(12'1' 15'1') With a high ceiling and exposed purlins, this is a spacious and well lit room with double glazed window to the front and rear aspects and a Velux window over. There are exposed purlins and a high level door access to a useful loft storage area which is fully boarded and has a light. Bedroom 2 4.54m x 2.94m

(14'11' x 9'8') Another good sized double bedroom with Velux window and a uPVC double glazed window overlooking the rear garden providing far reaching views over the surrounding countryside. There is a built-in, panelled cupboard which houses the hot water cylinder. Bedroom 3 / Study 3.41m x 1.88m

(11'2' x 6'2') With wall mounted shelving, part panelled walls and a sash style double glazed window to the front aspect. Shower Room 2.43m x 2.12m

(8'0' x 6'11') Refitted by the current owners with a stylish three piece suite comprising of low flush WC, pedestal sink and large shower cubicle with electric shower over. There are exposed ceiling timbers and a chrome heated towel rail. Outside To the front of the property we find space for up to three vehicles. To the rear of the cottage there is patio area, ideal for warm weather dining. Steps lead up to a good sized lawned garden which is fully enclosed by fencing and mature hedgerow. Timber shed. The garden is south west facing and therefore should enjoy a good level of sunlight throughout the day. Directional Notes From Wirksworth Market place drive up West End and after approximately 1 mile turn left onto the B5035 towards Carsington and Ashbourne. After 3 miles take a left turn into Stone Pit Lane as signposted for Hognaston. Proceed into the village of Hognaston and continue down the hill past The Red Lion public house on the left. Continue further down Main Street where the property will be found on the right hand side. Council Tax Information We are informed by Derbyshire Dales District Council that this home falls within Council Tax Band C which is currently ?1523 per annum. Broadband We have been informed that the village has now been upgraded to a fibre optic connection resulting in a download speed of 58 MBS (Mega-Bytes Per Second). Ideal for general browsing or for those buyers who work from home, reliant on a fast broadband connection. Disclaimer: All measurements in these details are approximate. None of the fixed appliances or services have been tested and no warranty can be given to their condition. The deeds have not been inspected by the writers of these details. These particulars are produced in good faith with the approval of the vendor but they should not be relied upon as statements or representations of fact and they do not constitute any part of an offer or contract. "