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" A four bedroom extended brick Victorian country home with large mature garden, large double detached new garage and former dog grooming shed. This is an ideal family home on the edge of Ledbury. The accommodation briefly comprises:

ENTRANCE Part glazed timber door to FRONT LOBBY Tiled floor, radiator FARMHOUSE KITCHEN 5m x 3.3m

(16'5' x 10'10') Fitted wall and base units incorporating Belfast sink, built in dishwasher, fridge freezer, electric / gas Aga, tiled splash backs, tiled floor, granite worktop, radiator REAR LOBBY Timber part glazed stable door to rear, tiled floor, radiator LIVING ROOM 4.7m x 4m (15'5' x 13'1') French doors to garden, timber floorboards, radiator CONSERVATORY 5.5m x 4m

(18'1' x 13'1') Two pairs of french external doors, stone flooring, radiator DINING ROOM 4.6m x 3.8m (15'1' x 12'6') Open fire with inset solid fuel Clearview wood burner, stairs off, radiator FIRST FLOOR LANDING Access to SECOND FLOOR, radiator MASTER BEDROOM 4.7m x 4.m

(15'5' x 13'1') Built in wardrobes, two radiators EN-SUITE White suite comprising bath, W.C., hand basin, shower cubicle, tiled walls, heated towel rail BEDROOM 4m x 2.6m

(13'1' x 8'6') Built in wardrobes, radiator BEDROOM 3m x 3m

(9'10' x 9'10') Cast iron fireplace, radiator FAMILY BATHROOM White suite comprising bath with shower over, W.C., hand basin, radiator, tiled walls, access to water tank SECOND FLOOR BEDROOM 4.6m x 3.3m max (15'1' x 10'10' max) Two velux windows, roof storage, radiator OUTSIDE A stoned parking area for several vehicles leads to the detached double garage (6.4m x 5.8m) with two electric doors to the front and a pedestrian door to the rear where there is a covered wood store. This leads to the magnificent mature garden full of colour, scented shrubs and flowers. A stoned pathway meanders through the middle of the lawn to give access to the front and rear of the property. Adjacent to the rear of the property is a sun trap patio with further plants nearby. Also in the garden is a well stocked fish pond with a bridge over, former dog grooming shed and glasshouse which is now used as a utility room and garden store. A further path leads to the good sized vegetable plot. The property overlooks open fields. SERVICES We understand from the Vendor that mains water, electricity, drainage and gas are connected to the property. Telephone subject to BT regulations. TENURE We understand from the Vendor that the property is freehold and offered with vacant possession upon completion. COUNCIL TAX Band D. Rates ?1,512.56 (2013/14)
(Herefordshire Council 01432 260000) VIEWING Strictly by appointment with the sole agents Pughs. Tel. 01531 631122
Out of office hours 07836320330 James Pugh For clarification we wish to inform prospective purchasers that we have prepared these sale particulars as a general guide. We have not carried out a detailed survey, nor tested the services, appliances and specific fittings. Room sizes should not be relied upon for carpets and furnishings. If there are any important matters, which are likely to affect your decision to buy, please contact us before viewing the property.

Pughs, for themselves and for the vendors or Lessors of this property, whose Agents they are, give notice that these particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a contract. No person in the employment of the agent has any authority to make or give any representation or warranty whatever in relation to this property. "