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" Superb Barn Conversion Set in Approximately One Third of an Acre of Delightful Well Stocked Gardens / Rear Views Over Fields / Internal Inspection Essential To Appreciate Both The Character and Quality of Presentation / Reception Hall / Cloakroom with W.C. / Lounge with Inglenook Fireplace having Log Burning Stove / Dining Room with Archway through to Breakfast Kitchen with Granite Working Surfaces, Built in Appliances and Aga Stove / Utility Room / Spacious Galleried Landing / Four Double Bedrooms / En Suite Shower Room / Bathroom with Roll Top Bath having Ball and Claw Feet / Private Gated Driveway / Garage with Loft Storage Above / Additional Parking Bays / LPG Central Heating / Double Glazing

3 Tixall Court, Tixall, Stafford ST18 0XN DIRECTIONS From Stafford proceed east along Weston Road following the signs for the A518 to Weston. Take the first right hand turning into St Thomas Street and then left into Tixall Road. Continue straight over at the traffic lights by the Crematorium and continue through the hamlet of Tixall. Opposite the Bottle Lodge turn left into Tixall Court and No. 3 can be found on the left hand side of the development. Tixall Court is a small select collection of barn conversions surrounded by picturesque countryside close to Shugborough Hall and Ingestre Golf Course. The nearby village of Great Haywood also provides local shops including an excellent farm shop, primary school and public house.

No. 3 Tixall Court has so many features that it is only by internal viewing that you really get the opportunity to assess its many qualities. Unusual in many barn conversions, it has an excellent private driveway which provides parking for numerous vehicles as well as a brick and tile garage and a further parking bay. Internally, the presentation is exceptional with Cornish Slate flooring through most of the ground floor and a superb Breakfast Kitchen with central island unit, granite working surfaces and Aga. The gardens also have numerous features including a productive vegetable area and delightful views over the fields to the rear. The accommodation briefly comprises: GROUND FLOOR RECEPTION HALL 5.94m x 3.25m overal (19'6 x 10'8 overall) with central stairway having storage cupboards under, hardwood front door, oak skirting boards and internal doors to the Dining Room, Cloakroom and Lounge, double glazed window, two radiators and Cornish Slate flooring. CLOAKROOM with low level W.C., hand basin, partly tiled walls, radiator, extractor fan and Cornish Slate flooring. LOUNGE 6.05m x 4.27m

(19'10 x 14'2) with exposed brick inglenook fireplace having Cotswold Multi-Fuel stove, double radiator and single radiator and double glazed window to both the front and rear elevations. Oak and glazed double doors lead through to: DINING ROOM 4.22m x 3.96m (13'10 x 13'3) with double radiator, Cornish Slate flooring, double glazed window and oak skirting boards. An exposed brick archway leads through to: BREAKFAST KITCHEN 5.99m x 4.27m

(19'8 x 14'7) Beautifully fitted with white enamel double bowl sink unit with mixer taps, extensive range of base cupboards and wall cupboards incorporating a ventilated larder unit, granite working surfaces and with a central island unit fitted with drawers and an integral freezer. There is also an integral dishwasher and refrigerator and Bosch microwave. The black enamel Aga provides the beating heart to this beautiful room. There is a vaulted ceiling with exposed beams and purlins, Cornish Slate flooring, a double glazed window overlooking the rear gardens and an arched double glazed door with side windows overlooking the front gardens. UTILITY ROOM 2.92m x 1.83m

(9'7 x 6') with white enamel sink unit, base cupboards, granite working surfaces, plumbing for washing machine, radiator, Cornish Slate flooring, Baxi LPG central heating boiler and stable door to rear garden. FIRST FLOOR CENTRAL GALLERY LANDING 6.25m x 5.74m

(20'6 x 18'10) with exposed beams and circular double glazed windows to both the front and rear overlooking the gardens. This would make an ideal sitting or study area. Useful storage cupboard with shelving. BEDROOM ONE 5.79m x 3.61m overal (19' x 11'10 overall) with double glazed windows front and rear, two radiators and exposed purlins. EN SUITE SHOWER ROOM 2.13m x 1.83m

(7 x 6') with corner shower cubicle, pedestal hand basin, low level W.C., partly tiled walls, ceramic tiled floor, chrome towel rail/radiator and extractor fan. BEDROOM TWO 4.32m x 3.05m

(14'2 x 10'3) with exposed beams, radiator and double glazed window enjoying the rear views. BEDROOM THREE 4.47m x 3.05m

(14'8 x 10'3) with exposed purlins, radiator and double glazed window enjoying the rear views. BEDROOM FOUR 4.32m x 2.77m

(14'2 x 9'10) with radiator, double glazed window overlooking the front gardens and exposed beams. BATHROOM 2.64m x 1.83m

(8'8 x 6'9) with rolled top bath having ball and claw feet, pedestal hand basin, low level W.C., partly tiled walls, ceramic tiled floor, radiator, double glazed window and extractor fan. OUTSIDE Timber double gates open onto the front driveway which provides parking for several cars. The archway would make an excellent carport if required but is currently utilsed as a log store and other storage. There is a further cobbled double parking bay that provides further parking. BRICK AND TILE GARAGE 3.73m x 4.88m

(12'3 x 16'2) in the nearby garage block. It has electric power and light and the measurements include the stairway to the side which leads to loft storage above. GARDENS The delightful gardens are a very important feature of the property and have been arranged with lawns and flower borders with a numerous variety of plants and shrubs including herbs. The rear garden has a raised lawn with rear views over the fields and also a very productive vegetable area with small greenhouse. SERVICES Mains water and electricty gas are connected in accordance with the normal terms of supply. There is a communal Septic Tank and LPG storage area. A Residents Association is in place to cover the maintenance of the common parts. ENERGY PERFORMANCE CERTIFICATE RATING Exempt TENURE We understand that the property is freehold but verification should be obtained through your solicitor. VIEWING By appointment through the sole agents - NICOLSONS - Stafford Office 01785 214214 VACANT POSSESSION ON COMPLETION NOTE The testing of any apparatus, equipment, fittings or services has not been carried out and therefore we cannot verify that they are in working order. The buyer is advised to obtain verification through their solicitor or surveyor. Floor plans are for illustrative purposes only and not to scale. All measurements are approximate. "