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" * Enchanting 'black and white' cottage
* Idyllic setting between Hereford and Hay-on-Wye
* 3-Bedrooms, downstairs shower/WC
* Garage and lovely gardens
* Rayburn, woodburner and fantastic views

Details 1 YEW TREE COTTAGES MOCCAS, HEREFORD,
HR2 9LB
This picturesque 'black and white' semi detached cottage lies in a peaceful rural setting near to the Historic Moccas Deer Park, between the Cathedral City of Hereford (12 miles) and the renowned Market Town of Hay-on-Wye (10 miles).

Within Moccas there is a Church, Village Hall and Cricket Field. Further amenities are available in the villages of Madley (Public House, Primary School, Tennis Club) and Staunton-on-Wye (Doctors Surgery).

The original cottage is believed to be 18th Century and has been sympathetically extended to provide attractive accommodation which is extremely well presented and benefits from part oil fired central heating, a wealth of exposed timbering and briefly comprises, Entrance Hall, Downstairs Shower Room with WC, Large Sitting Room, Fitted Kitchen/Dining Room, Utility Room, 3 Bedrooms, Bathroom, Garage and delightful gardens.

We highly recommend an internal inspection of this property which is more particularly described as follows:-

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GROUND FLOOR
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Covered Porch with oak door to the

Shower Room with double width tiled shower cubicle with glass screen and overhead shower with extractor fan, wash hand basin, WC, tiled floor and light.

Sitting Room 19' 4'' x 13' 10'' ( 5.89m x 4.2m) a lovely room being part of the original cottage with a wealth of exposed ceiling and wall timbers, oak wall cupboard, large fireplace with former bread oven flagstone hearth, wood burning stove, rustic slate flooring, wall light points, windows to the front and side and large oak door to the Entrance Porch with large canopy.

Entrance Hall with rustic slate flooring, understairs store cupboard, telephone point,

Kitchen/Dining Room 16' 10'' x 11' 0'' ( 5.13m x 3.4m) with Travertine floor, painted farmhouse style base and wall units with solid oak work surfaces and tiled splashbacks, china sink unit 1 ? bowl (h & c) mixer tap, four ring ceramic (electric) hob and extractor hood, built-in dishwasher (full size), recess for upright fridge/freezer and there is an oil fired Rayburn which also provides domestic hot water and part central heating, spotlights, windows to side and rear and panelled glazed doors overlooking the rear garden.

Utility Room 9' 0'' x 6' 4'' ( 2.74m x 1.9m) with rustic slate flooring, plumbing for automatic washing machine, space for freezer, hanging rail, shelving and window.

The staircase leads from the Entrance Hall to the

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FIRST FLOOR
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Gallery Style Landing with hatch to roof space, built-in Airing Cupboard with hot water cylinder, large walk-in store cupboard with hanging rail.

Bedroom 1 16' 10'' to eaves x 11' 2'' ( 5.13m x 3.4m) with oak flooring, shelving, hatch to roof space, dimmer control and window to side.

Bedroom 2 14' 2'' x 10' 0'' max ( 4.32m x 3m) with oak flooring, traditional style radiator, dimmer switch, window to side with lovely views to The Deer Park, Moccas Woods.

Bedroom 3 12' 0'' excluding recess x 9' 3''
( 3.66m x 2.8m) with oak flooring, traditional style radiator, dimmer swtich, exposed timbering and window to front.

Bathroom with white suit comprising a bath
(h & c) mixer tap with shower attachement, wash hand basin (h & c), WC, oak shelving, traditional style radiator, oak-effect laminate flooring, tiled walls and a window.

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OUTSIDE
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The property is approached over a cobbled driveway leading to the Garage 18' 2'' x 10' 0'' (5.54m x 3m) with an up and over door, light, power and side door.

There is a side entrance gate leading to the rear 'Cottage-Garden' stocked with a variety of ornamental shrubs and trees, lawned area, raised soft fruit garden, Cedarwood greenhouse, sun deck, Apple Tree, Pear Tree, Cherry Tree, Magnolia Tree and a, Twisted Willow Tree. The gardens are enclosed by hedging including a Yew hedge with Lime Trees and a raised ornamental pond.

Water tap, Belfast sink unit, garden shed, oil storage tank and fuel store.

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GENERAL INFORMATION
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SERVICES
Mains water, electricity and drainage are connected. The property benefits from oil fired central heating. Telephone (subject to transfer regulations).

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

TENURE AND POSSESSION
Freehold with vacant possession on completion.

PRICE ?259,500

DIRECTIONS
From Hereford proceed initially on the A465 towards Abergavenny, turn right just past Belmont Abbey on to the B4349 for Clehonger and Hay-on-Wye. Continue through Clehonger to Madley on the B4352, continue through Tyberton and Blakemere and up on entering the village of Moccas turn left at the crossroads (by the Memorial Cross) in to a dead end, signposted Woodbury, and the property is located on the right-hand side after approximately 200 yards.

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

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 Harding (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 FC015843 March 2013 (1)
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