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" Spacious Country Residence of exceptional quality on small complex of converted character barns in rural setting. superbly appointed 3-bedroom accommodation with garage, good-size gardens and lovely views.

DETAILS 1 OCLE MEAD, OCLE PYCHARD, HEREFORD, HR1 3RN
This delightful Country Residence is situated on a small complex of eleven individual properties skilfully converted about 3 years ago from a range of Herefordshire barns. Approached over a long driveway, Ocle Mead is set well back from the road surrounded by beautiful open countryside. The property occupies one of the best positions at the rear of the development and enjoys a splendid outlook over adjoining farmland with far reaching views over rolling countryside beyond.

Village amenities are available in Ocle Pychard and neighbouring Burley Gate and Withington, including primary school, village stores/post office and bus service. More extensive shopping, schooling and recreational facilities are to be found in Bromyard (7 miles), Hereford (6 miles) and Leominster (11 miles). Motorway access (M5/JCT. 7) is available at Worcester, which is about 20 miles distant.

Built from brick under a tiled roof, the property offers really spacious accommodation ideal either for retirement or family occupation. The property has the benefit of oil-fired central heating and double glazed windows and is provided with quality fittings throughout. A feature of some rooms are the high sloping ceilings which incorporate a number of exposed beams and timbers. The property includes a large sitting room with wood burning stove, superbly fitted Kitchen/Diner complete with range cooker and granite worktops, three double bedrooms, an en suite facility and family bathroom.

In detail the superbly appointed accommodation comprises:-
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ACCOMMODATION
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Reception Hall approached through wide double glazed entrance door and having ceiling down lighters, radiator and oak flooring.

Cloakroom having wash basin with mixer tap (H&C), low level WC, boarded dado, extractor, ceiling down lighters and Travertine tiled floor.

Splendid Large Living Room 20' 7'' x 16' 10'' max ( 6.27m x 5.1m) having impressive high sloping ceiling with exposed truss beams, inglenook style fireplace with brick surround, raised hearth and fitted wood burning stove, ceiling down lighters, two radiators, TV aerial point, Telephone point, carpet and having a wide picture window with casement doors to both the front and rear. This room enjoys a magnificent outlook at the rear across rolling Herefordshire countryside.

Spacious Kitchen/Diner 18' 1'' x 15' 9'' ( 5.51m x 4.8m) with range of quality Shaker-style fitments with granite worktops including 1? sink bowls with mixer tap and adjoining drainer with cupboard, four drawers and integrated dishwasher below, additional worktops with two cupboards and four drawers below, island breakfast bar with double cupboard and two drawers below, twin tall larder cupboards with sliding shelving, overhead wine rack and recess for refrigerator, three eye-level wall cupboards and two glass fronted china display cabinets, range cooker with five plate electric ceramic hob and double ovens below and overhead extractor canopy, two radiators, tiled floor and ceiling down lighters. This splendid room has a high sloping ceiling with exposed truss beams and has a wide picture to both the side and rear with casement doors to the garden and a lovely rural outlook.

Utility Room 11' 6'' x 4' 4'' ( 3.51m x 1.3m) with sink unit (H&C) inset into worktop with cupboard and space with plumbing for washing machine below, tiled floor, extractor, wide picture window with casement door to front garden and Worcester oil-fired boiler with electronic programmer control providing central heating and domestic hot water.

Inner Hallway with trap to roof storage space, radiator, room thermostat, oak flooring, tank cupboard with hot water tank with immersion heater and wide picture window with double casement doors to rear garden.

MASTER BEDROOM SUITE comprising
Inner Hallway with ceiling down lighter and oak flooring.

Bedroom 1 14' 3'' x 11' 5'' ( 4.34m x 3.5m) having wide picture window with casement door to front garden, high sloping ceiling with exposed wall beams, ceiling down lighters, radiator, telephone extension point and carpet, and En-suite Shower Room with white coloured suite including large walk-in tiled shower cubicle, multi-jet fitment, vanity washbasin with mixer tap (H&C) and low level WC, fully tiled walls, ceiling down lighters, upright ladder radiator, extractor and tiled floor.
Bedroom 2 16' 6'' max x 11' 7'' ( 5.03m x 3.5m) having high sloping ceilings with exposed wall beams, ceiling down lighters, wide picture window with casement door to the front garden, radiator, TV aerial point and carpet.

Bedroom 3 11' 8'' x 10' 1'' ( 3.56m x 3.1m) having high sloping ceiling with exposed wall beams and ceiling down lighters, wide picture window with casement door to front garden, radiator and carpet.

Family Bathroom having fully tiled walls and white coloured suite including panelled bath (H&C), large walk-in tiled shower cubicle with mains fitment, vanity washbasin with mixer tap (H&C) and storage cupboards below, and low level WC, ceiling down lighters, extractor, upright ladder radiator and tiled floor.

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OUTSIDE
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Situated in a communal block off the approach driveway there is a

Brick-built Garage 19' 8'' x 10' 1'' ( 5.99m x 3.1m) with double access doors. External lighting. Garden tap. Timber garden shed. Oil storage tank.

To the side of the property there is gated access to the large riven-paved patio which has direct access from the Kitchen/Diner and is an ideal barbeque area. The patio has raised flower/herb bed and small fountain feature. The rear garden which is of good size, is contained within low post and rail fencing to take full advantage of the magnificent far reaching views across adjoining countryside. The rear garden is laid mainly to lawn with flower beds stocked with a variety of ornamental shrubs and bushes. There are also raised vegetable beds, which are highly protected. The garden has a separate vehicular access from the rear.

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GENERAL INFORMATION
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SERVICES
Mains water, electricity, drainage and gas are connected. Telephone (subject to transfer regulations).

OUTGOINGS
Council Tax is Band E. Water and drainage rates are payable.

TENURE AND POSSESSION
Freehold with vacant possession on completion.

PRICE ?349,500

DIRECTIONS
From Hereford or Bromyard proceed along the A465 towards Bromyard. The entrance to Ocle Mead will be found directly opposite the entrance to the former Monkton Farm shop, 1 mile on the Hereford side of Burley Gate. Continue into the Ocle Mead complex, bear right past the garage block and the property will be found in the far right-hand corner.

VIEWING
Strictly by appointment through the Agents, Flint & Cook, Hereford (01432) 355455.

MONEY LAUNDERING REGULATIONS
To comply with Money Laundering Regulations, prospective purchasers will be asked to produce identification documentation at the time of making an offer. We ask for your cooperation in order that there is no delay in agreeing the sale.

SURVEY AND VALUATION DEPARTMENT
Mortgage Valuations, RICS Home Buyers' Reports and Building Surveys all undertaken by a qualified
Surveyor. For further details please contact Mr G Flint FRICS on (01432) 355455.

RESIDENTIAL LETTINGS & PROPERTY MANAGEMENT
We also operate a first-class Residential Lettings and Property Management Service, and are always actively looking for new landlords. For further details please contact Jackie Eversham (01432) 355455.

OPENING HOURS:
MONDAY - FRIDAY 9.00 am - 5.30 pm
SATURDAY 9.00 am - 2.00 pm

These particulars are prepared for the guidance only of prospective purchasers. They are intended to give a fair and overall description of the property and do not constitute the whole or any part of an offer or contract.
Any information contained herein (whether in text, plans or photographs) is given in good faith but should not be relied upon as being a statement or representation of fact.
Nothing in these particulars shall be deemed to be a statement that the property is in good condition or otherwise nor that any services or facilities are in good working order.
Any movable contents, fixtures and fittings, (whether wired or not) referred to in these property particulars (including any shown in the photographs) are, unless the particulars say otherwise, excluded from the sale. In the event that the buyer proposes to purchase any movable contents or include them in any offer for the property, the buyer cannot in any respect imply any such inclusion from the property particulars.
Any areas, measurements or distances referred to herein are approximate only and may be subject to amendment.
It should not be assumed that the property has all necessary planning, building regulation or other consents and these matters must be verified by an intending purchaser.
The information in these particulars is given without responsibility on the part of the agents or their clients and neither the agents nor their employees have any authority to make or give any representations or warranties whatever in relation to this property.

GEF BD014041 February 2011 (1) "