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1 Packwood Farm Barn, Packwood Lane, Lapworth, B94 6AS Guide Price 1,725,000 Freehold Delightful Barn Conversion with 4 Bedrooms, En-Suite & Main Bathroom Superior Quality throughout with Gaggenau Kitchen Appliances 4 Reception Rooms, Open Plan Kitchen, Dual Aspect Reception Hall Formal Gardens & Paddock just under some 8 Acres T: E: enquiries@johnshepherd.com W: johnshepherd.com

2 LOCATION Lapworth is a most delightful unspoilt village in which to reside, enjoying a rural environment, yet being only a few minutes drive from the larger villages of Knowle and Dorridge, whilst Solihull town centre is some five miles distant. Lapworth village contains local shops, excellent local inns, rail commuter service from Lapworth Station, village hall, St Mary the Virgin Parish Church, plus a junior and infant school in Station Lane. Surrounding Lapworth is lovely greenbelt countryside with many rural, canal side walks and bridle paths. There are two National Trust properties close to Lapworth, the historic houses of Baddesley Clinton and Packwood House. Stratford -upon Avon is some 14 miles away and Warwick approximately 9 miles. Furthermore, the National Exhibition Centre, Birmingham Airport and Railway Station the M42 and M40 motorway links are all within very easy reach. DESCRIPTION A stunning detached barn conversion all in a truly delightful and sought after locality plus most useful detached storage barn. Having been converted in 2010 and subsequently improved further by the current owners, Packwood Farm Barn lies in just under some 8 acres of formal grounds and paddock land with gated formal entrance and substantial gravel driveway. The impressive dual aspect reception hall with exposed beams and brickwork gives both front and rear access with a contemporary cantilever staircase to the first floor. The formal living room enjoys a feature brick and stone fireplace and through hall into the kitchen breakfast room; an impressive modern kitchen with integrated Gaggenau appliances, island / breakfast bar and handleless units fully integrated with separate pantry store and utility. Double doors give access to the front offering versatility for everyday access. The formal dining area with stunning feature "through fire" opens into the drawing room, with superb high ceilings and garden views along with access through to the family room. A further staircase leads from the drawing room to the open mezzanine which offers potential study space. The first floor offers versatile accommodation, being accessed via staircases from both the living room and formal reception hall. The master suite with high ceilings enjoys en-suite, currently with sauna and separate bath. Three further bedrooms complete the picture along with formal bathroom, having light and airy views to the rear garden, approached from the main galleried landing. The rear garden enjoys a substantial terrace with open countryside views with gated access to the front driveway with three car brick car port. Adjacent to the property is a substantial detached storage barn with its own entrance, offering ground and first floor store space, versatile for a multitude of uses. Packwood Farm Barn is a truly delightful property of superior quality with a location to match.

3 FLOOR AREA Packwood Farm Barn Total Area: Approx sq. metres ( sq. feet) Ground Floor: Approx sq. metres ( sq. feet) First Floor: Approx sq. metres ( sq. feet) Detached Barn/Garage Total Area: Approx sq. metres ( sq. feet) Ground Floor: Approx sq. metres ( sq. feet) Frist Floor: Approx sq. metres ( sq. feet) DIMENSIONS GROUND FLOOR * Reception Hall 23'8" (7.20m) x 11'10" (3.60m) * Living Room 15'8" (4.77m) x 24'8" (7.51m) * Kitchen/Breakfast Room 27'3" (8.31m) x 15'4" (4.68m) with Pantry off * Utility Room 5'9" (1.76m) x 9'1" (2.77m) * Dining Area 22'4" (6.80m) c 12' (3.65m) * Drawing Room 15'8" (4.77m) x 29' (8.84m) * Family Room 18'8" (5.70m) x 13'5" (4.10m) FIRST FLOOR * Galleried Landing with Bathroom off * Bedroom One 22' (6.71m) x 15'4" (4.68m) with En-Suite and Sauna * Bedroom Two 15'7" (4.75m) x 12'1" (3.68m) * Bedroom Three 15'8" (4.78m) x 12'2" (3.70m) * Bedroom Four 12'6" (3.82m) x 10'10" (3.31m) * Study 15'8" (4.77m) x 8'11" (2.71m) OUTSIDE DETACHED BARN/GARAGE Ground Floor 59'8" (18.19m) max x 29' (8.84m) First Floor 29'1" (8.87m) x 29' (8.84m)

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8 GENERAL INFORMATION Directions: From the agents office at Hockley Heath, proceed along the A3400 Stratford Road and then turn immediately left signposted Lapworth and Warwick by Buckleys Dry Cleaners. Proceed down the Old Warwick Road taking the second turning on the left into Grove Lane and at the end of Grove Lane at the T junction turn left and Packwood Farm Barn will be found a short distance further along on the right hand side. Subjective comments in these details imply the opinion of the selling Agent at the time these details were prepared. Naturally, the opinions of purchasers may differ. Agents Note: We have not tested any of the electrical, central heating or sanitaryware appliances. Purchasers should make their own investigations as to the workings of the relevant items. Floor plans are for identification purposes only and not to scale. All room measurements and mileages quoted in these sales particulars are approximate. Fixtures and Fittings: All those items mentioned in these particulars by way of fixtures and fittings are deemed to be included in the sale price. Others, if any, are excluded. However, we would always advise that this is confirmed by the purchaser at the point of offer. Tenure: The property is Freehold with vacant possession upon completion of the purchase. Services: Mains water and electricity are connected to the property. Central heating is by way of an Ice Energy ground source system and the drainage is to a private system. Local Authority: Warwick District Council John Shepherd, for themselves and for the vendors of the property whose agents they are, give notice that these particulars do not constitute any part of a contract or offer, and are produced in good faith and set out as a general guide only. The vendor does not make or give, and neither John Shepherd and any person in his employment, has an authority to make or give any representation or warranty whatsoever in relation to this property. Collection 2360 Stratford Road Hockley Heath Solihull West Midlands B94 6QT Tel: Fax: enquiries@johnshepherd.com