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" A character 'stone' end of terrace cottage in a convenient situation about 3miles south of Hereford. The accommodation includes living room, refitted kitchen/breakfast room, double bedroom and bathroom. Car parking space and courtyard garden area

LOCATION
The property is located approximately 3miles south of the outskirts of Hereford and is therefore convenient to both the city, being just off the A49, and is about 11 miles from Ross-on-Wye. The neighbouring centres of Kingsthorne, Much Birch and Wormelow combined offer a range of amenities. Hereford offers a fuller variety of shopping, leisure and recreational facilities, together with bus and railway stations.

DESCRIPTION
3 Cross In Hand Cottages occupies an outer position in a terrace of just three properties and is a two storey stone home, which has been refurbished sympathetically to the property's original style. Windows are double glazed, there are oak floors in the living room, internal doors are hand made of oak and in more detail this comfortable home comprises:

ON THE GROUND FLOOR:

Living Room
3.73m

(12'3) x 4.39m

(14'5) (16'2'' maximum)
Approached by a door with double-glazed upper panel and double-glazed window to side, two feature stone walls, feature brick fireplace with wooden mantle and Aga wood burning stove with period patterned tiled hearth. Oak floorboards, fitted display cupboards, cabinets and shelving, understair storage area with coat hooks, stairway with wooden banister to first floor and oak step and door with latch fitting to the:

Kitchen / Breakfast Room
4.19m

(13'9) x 2.34m

(7'8)
With double-glazed window to side and double-glazed French doors opening to courtyard area, single drainer stainless steel sink unit with mixer tap and fitted base cupboard and drawer units, with woodblock effect working surface over and matching eye level cabinets and counter lighting. Built-in stainless steel electric oven and four ring hob with stainless steel hood over, recess with plumbing for washing machine, recess for upright fridge freezer, sunken ceiling lights and ceramic tiled floor.

ON THE FIRST FLOOR:

Landing
With feature exposed stonework to one wall, high level exposed timber and access hatch to loft storage space. Feature hand-made oak doors with latch fittings that open to:

Double Bedroom
3.78m

(12'5) x 2.64m

(8'8)
With double-glazed window overlooking road to superb country views to the west in the distance, double wardrobe cupboard with fretwork effect front, hanging rails and cabinets over, linen and book shelving and oak door to overstair cupboard with fitted shelves. Immersion heater switch for hot water cylinder (which is located in the roof space).

Bathroom
With white suite, comprising bath with tiled surround and electric shower over, low level WC and pedestal washbasin. Extractor unit and tile effect flooring.

OUTSIDE:

Parking
The property has the benefit of an allocated car parking space.

Gardens
At the front of the property there is a courtyard garden area, which can be approached either from the roadside or across the adjoining properties. There is also a useful garden store / workshop (8'1'' x 5'10'') situated at the front of the residence.

To the rear of the property there is an enclosed courtyard garden area with stone base, surrounding stone wall and raised planted border. From the rear an outlook is enjoyed across fields to rising woodland.

SERVICES
It is understood that mains electricity and water are connected to the property. Confirmation in respect of mains service supplies should be obtained by the prospective purchaser. None of the electrical goods or other fittings has been tested and they are sold without warranty or undertaking that they are installed to current standards.

ENERGY PERFORMANCE CERTIFICATE
An Energy Performance Certificate has been prepared in respect of this property and the results are shown in the adjacent charts. More information is available on request.


DIRECTIONAL NOTE
From Hereford proceed south on the A49 and after approximately 3miles the property will be identified on the left hand side just beyond the Kingsthorne turn by the Agent's 'For Sale' board. The parking space is located in the gateway at the end of the terrace, immediately off the A49.







Watkins & Thomas LLP registered in Cardiff, No: OC301123. These particulars are used on the strict understanding that all negotiations are conducted through WATKINS & THOMAS LLP. MISREPRESENTATION ACT - 1967 WATKINS & THOMAS LLP, for itself and for the Vendors of this property whose agent it is give notice that: 1. These particulars do not constitute, nor constitute any part of an offer or contract. 2. All statements contained in these particulars as to this property are made without responsibility on the part of WATKINS & THOMAS LLP or the Vendor. 3. None of the statements contained in these particulars as to this property are to be relied on as statements or representations of fact. 4. Any intending purchaser must satisfy himself by inspection or otherwise as to the correctness of each of the statements contained in these particulars. 5. The Vendor does not make or give, and neither WATKINS & THOMAS LLP nor any person in its employment has authority to make or give any representation or warranty whatever in relation to this property.


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THE PROPERTY MISDESCRIPTIONS ACT 1991
The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A Buyer is advised to obtain verification from their Solicitor or Surveyor. References to the Tenure of a Property are based on information supplied by the Seller. The Agent has not had sight of the title documents. A Buyer is advised to obtain verification from their Solicitor. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. Buyers must check the availability of any property and make an appointment to view before embarking on any journey to see a property. "