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" A stone built listed house in a quiet part of this well served and popular village. It offers 2 reception rooms, many character features, a large rear garden, garage, requires some updating, priced to sell, viewing advised. EPC exempt.

Entrance Hall & Cloakroom There is an attractive storm porch and wide timber door to the hallway. The cloakroom has a corner wash hand basin, low-level WC and double glazed rear window. Stairs rise to the first floor, Period floor tiles, under stairs cupboard, glazed door giving a vista across the rear garden. Drawing Room 4.78 x 3.56 (15'8' x 11'8') The fully pine panelled drawing room features an operational open fireplace and an arched display recess. Radiator with cover, TV point, operational window shutters. Cupboard housing the meters and fuse controls, tall front and rear windows. Sitting Room 4.92 x 4.67 (16'1' x 15'3') The sitting room is a bright reception room

(used as a lounge and library at present). It has original coved cornices, two radiators, TV point and two front sash windows with shutters. Kitchen 3.34 x 3.22 (10'11' x 10'6') The kitchen has a range of cream fronted base units with work surface areas above and a stainless steel sink unit. A Cannon gas-fired double oven, 4-ring gas hob, telephone point and plumbing facilities. Ceramic tiling, original coving, side window, three steps up to the dining room. Dining Room 3.92 x 3.41 (12'10' x 11'2') The rear extension is a versatile room, and could be used as a large study with the unspoilt views over the garden. Fuse controls, storage cupboard housing the Ideal gas-fired central heating boiler. Tiled floor, rear and side windows, door to the rear. First Floor Landing A spiral staircase rises to the second floor accommodation, radiator, thermostat. Airing cupboard housing the lagged hot water cylinder, linen cupboard. A rear window affords a fine view of the garden. Bedroom 1 3.87 x 3.5 (12'8' x 11'5') The main bedroom has a Jacobean fireplace, partially panelled walls and a coved ceiling. There is a telephone point and two sash front windows both with shutters. Bedroom 2 3.59 x 2.86 (11'9' x 9'4') The second bedroom has fitted book shelving and wardrobes. Pedestal wash hand basin, leaded light rear window and a shuttered side window. Bedroom 3 2.95 x 2.52 (9'8' x 8'3') Bedroom 3 features a cast-iron ornamental Victorian fireplace and panelled walls. Fitted wardrobe, front sash window with shutters. Family Bathroom The spacious bathroom has a white enamel bath with mixer tap and showerhead attachment. Low-level WC, vanity unit with inset basin, radiators. Stone mullion rear window overlooking the rear garden. Second Floor Landing The second floor landing has exposed timbers and a storage cupboard. Bedroom 4 4.78 x 3.66 (15'8' x 12'0') Bedroom 4 has an exposed A-frame, fitted wardrobes, vanity unit, loft access. Under eaves storage space, radiator, front dormer window. Bedroom 5 3.65 x 2.12 (11'11' x 6'11') Bedroom 5 also has a loft hatch, TV point, radiator, front dormer window. En-suite Shower Room The modern en-suite bathroom has an ivory coloured panelled bath, pedestal wash hand basin and low-level WC. Fitted shelving, storage cabinet, extractor fan. Study/Bedroom 6 2.3 x 2.27 (7'6' x 7'5') The smallest bedroom could be used as a shared study with a telephone point and front dormer window. Fore Garden The shallow front garden is enclosed by Yew hedging and has a fine Magnolia tree. Rear Garden 47.24m x 16.76m

(155 x 55) Directly behind the house is a level terrace with a Japanese maple tree providing shade. As the photographs show, the rear garden is a particular feature, measuring around 155ft deep by 55ft across. It has two square flower beds, and is laid almost totally to lawn. There is a garden shed, several large conifer trees, a flowering cherry tree and a fabulous Magnolia tree. The garden is enclosed by stone walling and copper beech hedgerow with an open archway leading to the garage. Rear View Garage, Parking & Additional Garden Area Just across the shared drive is a detached concrete section garage with new wooden doors. To one side is a triangular section of additional garden that could provide extra parking or be used as a kitchen garden. This measures around 60ft by 20ft maximum and is approached by car from Broad Gap and Chapel Lane. There is room for other visitors cars to be parked both here and to the front of the house in East Street on a ?first come - first served? basis. Location Bodicote is a large village with a population of around 2,250 situated just 2 miles directly south of Banbury. The village is a very active one with plenty to do for all ages for those wanting to integrate. There is a village hall, playing fields and a village cricket pitch and smart multi-function pavilion opposite. The village has the Plough and the Horse & Jockey public houses and the Spice Room is a good Indian Restaurant. There are fabulous paths for walkers, runners and cyclists and the Bodicote brook is a nice place to entertain younger children, not far from the impressive 13th century C of E Saint John The Baptist church. The village also has a well regarded Bishop Loveday junior school, a hair salon, post office and an annual Folk Festival (Bodfest) started in 2000 is always quite a draw! Bloxham has senior state schooling and an excellent private school, Tudor Hall is a highly regarded private school for 11 to 18 year old girls a short drive away with outstanding facilities. Motorway access is nearby at J11 (M40) just a few minutes away and Banbury has a mainline train service to Marylebone in around an hour. Local Authority Cherwell District Council.
Telephone (01295) 252535.
Council tax Band ?G?. Viewing Arrangements Strictly via the vendors sole agents on telephone number (01295) 239666. Services Mains electricity, drainage, water, gas, BT (high speed fibre optic broadband is available). Opening Hours Monday to Friday 9.00 am - 5.30 pm
Saturday 9.00 am - 4.30 pm Directions From the Banbury Cross head southbound on the A4260 Oxford Road passing the Horton General hospital on your left. Just before you approach the Bodicote Flyover, branch left and turn right at the roundabout, proceeding to drive over the flyover. You will pass the playing fields, cricket pitch and council offices as you drive through the village. Just opposite the Spice Room, turn left in to East Street. Draycott House will soon be found on your left with a Fine & Country board outside, right opposite the bus stop and shelter. Agents Notes All measurements are approximate and quoted in metric with imperial equivalents and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given and that they are in working order. Internal photographs are reproduced for general information and it must not be inferred that any item shown is included with the property. For a free valuation, contact the numbers listed on the brochure. "