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" *Semi-detached extended Cottage
*Convenient rural location, City 6 miles
*3/4 Bedrooms, large Kitchen
*Garage, gardens and parking
*Fantastic views over adjacent orchards

Details 2 CLASTON COTTAGES, DORMINGTON, HEREFORD, HR1 4EA
An appealing Semi-Detached Cottage in a convenient, unspoilt rural setting surrounded by traditional apple orchards and with far reaching views, just 6 miles East of the Cathedral city of Hereford. The property is also well placed for access to the popular market town of Ledbury (8 miles) with the M50 motorway link to the Midlands (junction 2).

Upper Dormington is a small hamlet within the parish of Dormington and nearest amenities are available in the village of Bartestree where there is a shop, public house, village hall and sports playing field, nursery school, primary school. The property is also within the catchment area for Mordiford Primary School, Bishops Secondary School and there is St. Mary's (RC) Secondary School at Lugwardine.

The original cottage has been sympathetically restored and extended with features including ledged and braced doors together with some double-glazing and electric storage heating and briefly comprises Entrance Hall, Sitting Room, Study/Bedroom 4, Kitchen/Breakfast Room with pantry and Rayburn, Side Entrance Hall and Utility Room, Downstairs Bathroom with shower and WC, 3 Bedrooms, First Floor Cloakroom and there are large gardens and Garage with additional parking.

The whole is more particularly described as follows:-

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GROUND FLOOR
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Canopy Porch with door to

Entrance Hall with radiator and door to the

Sitting Room 15' 4'' x 12' 5'' ( 4.67m x 3.8m) having open fireplace with marble inset and hearth, oak surround, under stairs storage cupboard, night storage heater, telephone point, window to front and door to the

Study/Bedroom 4 10' 3'' x 9' 10'' ( 3.12m x 3m) having electric night storage heater, exposed ceiling timbers and window to side over looking apple orchards.

A door leads from the Sitting Room to the Kitchen/Breakfast Room 14' 0'' x 16' 5'' max ( 4.27m x 5m) a lovely room with oak fronted base and wall mounted units with work surfaces and tile splashbacks, tiled floor, solid fuel Rayburn, Airing Cupboard with hot water cylinder, 1 ? bowl sink unit, built-in electric oven, 4 ring hob and extractor hood, double glazed window to rear, Walk-in Pantry with light, shelving, tiled floor.

Door from Kitchen to the Side Entrance Hall with tiled floor, hatch to roof space, cloaks cupboard and stable door with full length windows to side.

Utility Room 9' 10'' x 6' 0'' ( 3m x 1.8m) having sink unit with mixer tap, plumbing for washing machine, tiled floor, shelving, exposed timbers and window to side.

A door leads from the Entrance Hall to the Bathroom having refitted suite comprising of low entry bath with mixer tap and shower attachment, tiled surround, wash hand basin with towel rail under, WC and separate tiled shower cubicle with large over head mains fitment, glass screen, tiled floor, night storage heater, extractor fan, shaver light/point and two double glazed windows.

A staircase leads from the Entrance Hall to the

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FIRST FLOOR
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Landing with hatch to roof space and window to side.

Bedroom 1 16' 7'' max x 8' 0'' ( 5.05m x 2.4m) having electric storage heater and double glazed windows to front and side with lovely views over orchards to Shucknall Hill.

Bedroom 2 12' 4'' x 8' 1'' ( 3.76m x 2.5m) with storage heater and double glazed window to side with views to Stoke Edith Church.

Rear Landing with built-in storage cupboards.

Bedroom 3 12' 8'' x 9' 0'' ( 3.86m x 2.7m) having storage heater and double glazed window to rear with views to Backbury Hill.

Cloakroom with WC, wash hand basin with mixer tap and double glazed window.

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OUTSIDE
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The property is approached to the rear via a concreted drive with parking for two vehicles and there is a Detached Garage with light, and gate to the good side lawned garden enclosed by hedging with a barked play area, well stocked beds with mature, ornamental shrubs, a paved pathway which leads to a further lawned area and patio adjoining the property, with light.

There is a gravelled path which leads to a further lawned area to the side with ranch style fencing, mature Conifers, store shed, fuel bunker and pathway continues, flanked by lawn to the front of the property which is again lawned and enclosed by Conifers and Beech hedging with fruit trees.

Outside water taps. Private water system used for watering garden etc.

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GENERAL INFORMATION
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SERVICES
Mains water and electricity are connected. Private water and drainage system. Property has the benefit of electric storage heating. Telephone (subject to transfer regulations).

OUTGOINGS
Council Tax is Band 'C' payable for 2013/14 -?1352.56. Water and drainage rates are payable.

TENURE AND POSSESSION
Freehold with vacant possession on completion.

PRICE ?225,000

AGENTS NOTE
The fitted carpets are to be included in the purchase price.

DIRECTIONS
From Hereford proceed towards Ledbury on the A438, continue through the village of Lugwardine and Bartestree into Dormington. One mile after the Dormington sign turn right as sign posted 'Upper Dormington'. The entrance to the property is located after a short distance on the left hand side, as indictaed by the agents For Sale board.

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.

JRC FC018598 April 2013 (1)
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