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" One of the Countys best examples of a Grade II Listed black and white farmhouse, in a lovely village setting. Beautifully presented accommodation with 5 bedrooms, 2 bathrooms, 3 reception rooms, gardens extending to approximately half an acre.

DETAILS CHURCH FARM, HAMPTON BISHOP, HEREFORD HR1 4LA
Church Farm is an impressive Grade II Listed Farmhouse delightfully located within the exclusive village of Hampton Bishop, near to St Andrew's Church and nestling between the Rivers Wye and Lugg, just 3? miles southeast of the Cathedral City of Hereford.

Within the village there is a village hall, public house and bus service. There is a primary school in nearby Mordiford and the property is within the catchment area for Bishop's secondary school.

The market towns of Ledbury (11 miles) and Ross-on-Wye (10 miles) are within easy reach and provide access to the M50 motorway (junctions 2 and 3 respectively).

The original property was constructed in the 17th century in an 'H plan' with an A frame timber frame with half timbered elevations, and has been attractively restored and provided with a sympathetic stone extension in recent years. Particular features include an 18th century staircase, a wealth of exposed internal and external timbers, exposed floorboards, ledged and braced oak and elm doors, and has the modern conveniences of gas central heating and an oak-fitted kitchen with gas-fired Aga.

The gardens complement the property and are primarily lawned to the front and rear, and there is also an adjoining Paddock with separate vehicular access.

The whole is more particularly described as follows: -

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GROUND FLOOR
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Canopy Porch with door to the

Reception Hall 15' 0'' x 15' 3'' max ( 4.57m x 4.6m) with tiled floor, exposed timbering, window to rear, understairs store cupboard, telephone point and original elm door to Drawing Room.

Cloakroom with WC, wash hand basin, radiator and tiled floor.

Drawing Room 15' 0'' x 14' 0'' ( 4.57m x 4.3m) having recessed stone fireplace with woodburning stove, flagstone hearth and oak overbeam, exposed timbering, TV aerial and telephone points, radiator, 2 wall lights points, windows to front and side.

Dining Room 15' 5'' x 13' 8'' ( 4.7m x 4.2m)with slate flooring, storage cupboard, exposed timbering, window to side, original side entrance door to the

Porch with light and tiled floor.

Twin brick arches lead from the Dining Room to the
Breakfast Kitchen 14' 10'' x 13' 6'' ( 4.52m x 4.1m) with open fireplace housing the gas-fired Aga and having a range of handmade oak-fronted base and wall units with oak worktops, Belfast sink unit with mixer tap (h&c), plumbing for dishwasher, slate flooring, downlighters, 3 windows one with window seat, part-glazed stable door to rear garden.

A door leads from the Dining Room to the

Sitting Room 12' 4'' x 11' 0'' ( 3.76m x 3.4m) with exposed timbering, radiator, understairs storage area, window to front and door leading to a staircase providing access to Bedroom 2.

An elm door leads from the Reception Hall to the

Utility Room 15' 0'' x 6' 8'' ( 4.57m x 2m) with range of oak-fronted base and wall units with tiled worktops, Belfast sink unit with mixer tap (h&c) and beech drainer, radiator, tiled floor, plumbing for washing machine, space for tumble drier, wall mounted gas-fired central heating boiler, windows to side and door to rear.

A staircase with original handrail and banisters leads from the Reception Hall to the

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FIRST FLOOR
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Landing with window to front.

Inner Landing/Study 14' 2'' x 14' 2'' max (incorporating bathroom) ( 4.32m x 4.3m) with feature fireplace, radiator, timbering and wall light points.

Bedroom 1 13' 8'' x 12' 9'' ( 4.17m x 3.9m) with oak wardrobe, radiator, TV aerial point, oak double-glazed windows to side and rear.

Bathroom with white suite comprising roll top bath with mixer tap (h&c) and shower attachment, wash hand basin and WC, limestone flooring, exposed timbering, radiator, wall mounted mirror, light, shaver point and rooflight.

Bedroom 2 11' 0'' x 12' 6'' ( 3.35m x 3.8m) with exposed A-frame timbering, windows to front and side, radiator and staircase to Dining Room.

Bedroom 3 12' 4'' x 10' 10'' ( 3.76m x 3.3m) with range of built-in wardrobes, exposed timbering, radiator and window to front.

Bedroom 4 10' 0'' x 15' 8'' max ( 3.05m x 4.8m) with exposed timbering, radiator and window to rear.

Bedroom 5 10' 7'' x 6' 0'' ( 3.23m x 1.8m) with telephone point and window to front.

Bathroom having bath with mixer tap (h&c), shower
attachment and tiled splashback, separate tiled shower cubicle with overhead shower fitment, screen and extractor fan, wash hand basin, WC, mirror, shaver light/point, radiator and downlighters.

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OUTSIDE
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The property is approached via a wooden 5-bar gate leading to a gravelled driveway flanked by a stone wall. The driveway continues in a sweep to the front of the property. The front garden is laid to lawn with a range of ornamental shrubs and trees, flowerbed and stone boundary wall with wrought iron pedestrian entrance gate.

There is access to either side of the property via gates leading to the rear garden, which is again laid to lawn with silver birch trees, flagstone patio, outside lights and water tap.

Timber Garage 17' 6'' x 13' 6'' ( 5.33m x 4.1m) with original brick floor, light and power point.

Former Stable 13' 2'' x 7' 8'' ( 4.01m x 2.3m) constructed of stone with half-timbering and wattle and daub panels, with overhang currently providing a dog run.

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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 Water and drainage rates are payable.

TENURE AND POSSESSION
Freehold with vacant possession on completion.

PRICE ?599,500

AGENTS NOTE
Adjoining the property is a paddock (which is just over half an acre) and is available for purchase by separate negotiation.

There is a Section 106 agreement with the former South Herefordshire District Council that the paddock to the side will not be developed.

DIRECTIONS
From Hereford proceed on the B4224 (towards Ross-on-Wye) into Hampton Bishop. Take the 3rd turning on the left into Church Lane and then turn left, immediately in front of St Andrew's Church, and Church Farm is the 1st property on the left-hand side.

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 FC016259 September 2010 (3) "