Woodford Hill, Woodford Halse, Nr Daventry, Northamptonshire, NN11 3SA

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1 Woodford Hill, Woodford Halse, Nr Daventry, Northamptonshire, NN11 3SA

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3 Woodford Hill, Woodford Halse, Nr Daventry, Northamptonshire, NN11 3SA Guide Price: 1,200,000 An attractive 4/5 bedroom period farmhouse dating from 1879, together with attached oak framed self contained 1 bedroom annexe, situated in a rural position and set in grounds and paddock land of around 8.63 acres. The farmhouse retains many features characteristic of its period of origin including flagstone floors, inglenook fireplaces, window seats and beamed ceilings. The superb oak framed annexe, which could be incorporated into the main house, has a large open plan reception room with vaulted ceiling, together with kitchen/diner and en suite bedroom. Outside, there is a long sweeping driveway culminating in a large area of parking. The attractive formal gardens lie on the south side of the property with extensive sun terrace, lawns and mature trees. There is a timber stable yard, outdoor arena, agricultural barn, spinney and paddock land. Features Substantial equestrian property In total 8.63 acres House and Annexe Two reception rooms Farmhouse kitchen Oak framed sunroom 4/5 bedrooms with master bedroom having en-suite Oak framed self contained 1 bed annexe Stable yard, outdoor arena & agricultural barn Paddock land, gardens and spinney Energy rating House E Annexe energy rating C 3

4 Main House Ground Floor Superb drawing room with exposed beams, window seats and inglenook with oak bressumer and exposed stone work. Adjacent is a cosy snug/family room, again with exposed beams, flagstone floor and focal point of fireplace with range. The heart of the house farmhouse kitchen provides plenty of space for both cooking and dining, with a range of cabinets topped with combination of wooden and granite work surfaces. There is a butlers sink with brass taps, terracotta tiled floors and range recess with two oven Aga. The kitchen also has space for modern oven and access to useful utility room. The Oak framed garden room has windows on three sides, door to sun terrace and exposed stone walls. An internal hall way provides access to a ground floor bedroom/study, door into annexe and a shower room with W.C and wash basin. Main House First Floor A split level landing has doors to all first floor rooms. The light and airy master bedroom has a large fully tiled en suite comprising W.C, wash basin and double shower cubicle. There are three further double bedrooms and family bathroom which features a slipper bath with ball and claw feet and has W.C, wash basin and corner shower cubicle. Annexe The oak framed annexe could be incorporated into the main house; it features a large open plan reception room with exposed timbers, high vaulted ceiling and large picture window to the front. There is wooden flooring, French doors to the side and square arch into kitchen/dining room. The kitchen area is fitted in a range of modern cabinets with laminate work surfaces. There is a built in double oven, 4 ring hob and useful porch/boot room with door to the front. There is a double bedroom with fitted wardrobes and en suite with W.C wash basin and corner shower. 4

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7 Outbuildings The L shaped timber stable block stands in close proximity to the farmhouse; there are five loose boxes, a lockable tack room, a wash box and feed area. Beyond the stable block is an open fronted steel portal framed building measuring approx 9m x 5.8m with two further stables. Paddock Land Measuring: acres Remaining Plot Measuring: acres This lovely home and annexe is situated in a rural position and set in grounds and paddock land of around 8.63 acres. 7

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9 Outside The property is accessed via sliding electric gates onto a large sweeping gravelled driveway culminating in a large area of parking and with direct access to the stable yard. The formal gardens lie principally to the south side of the house with wrap around sun terracing on two sides of the farmhouse and extending in front of the annexe. Beyond, are lawned gardens with mature trees and on the far side of the drive a glass summer house lying adjacent to a well stocked kitchen garden. To the south side of the drive is a spinney with woodland walk. The paddock land extends to the south and west and includes an outdoor arena and pond. The paddock land is divided by post and rail fencing, with mains fed water troughs. The paddock land extends to around acres and the whole stands in approximately 8.63 acres. 9

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11 Location This property is situated on the eastern boundary of Woodford Halse which is approximately eight miles from both Banbury and the market town of Daventry. Both towns provide a range of everyday facilities and amenities together with access to J11 of the M40 with the M1 being approximately 12 miles to the North at J16. There are main line railway stations at both Banbury (London 50 mins) and Rugby (London 57 mins) 16 miles distance. There are more than the usual amenities in the village including primary school, range of shops, traditional butcher, florist, chemist, library, restaurant and public house. The village is surrounded by unspoilt rolling countryside where there are a number of points of interest including Fawsley Hall Hotel and Park, National Trust Canons Ashby adjoining the beauty spot of Badby Woods. There is a wide range of both independent and state schools in the area including Bloxham, Warwick, Rugby and Stowe. 11

12 Viewing Strictly by prior appointment via the agents Howkins and Harrison on Fixtures and Fittings Only those items in the nature of fixtures and fittings mentioned in these particulars are included in the sale. Other items are specifically excluded. None of the appliances have been tested by the agents and they are not certified or warranted in any way. Services None of the services have been tested and purchasers should note that it is their specific responsibility to make their own enquiries of the appropriate authorities as to the location, adequacy and availability of mains water, electricity, gas and drainage services. Local Authority Daventry District Council Tel : EPC Graphs- Main House Council Tax Band- F Annexe Howkins & Harrison 27 Market Street, Daventry, Northamptonshire NN11 4BH Telephone property@howkinsandharrison.co.uk Web howkinsandharrison.co.uk Facebook HowkinsandHarrison Twitter HowkinsLLP Instagram HowkinsLLP Every care has been taken with the preparation of these Sales Particulars, but complete accuracy cannot be guaranteed. In all cases, buyers should verify matters for themselves. Where property alterations have been undertaken buyers should check that relevant permissions have been obtained. If there is any point, which is of particular importance let us know and we will verify it for you. These Particulars do not constitute a contract or part of a contract. All measurements are approximate. The Fixtures, Fittings, Services & Appliances have not been tested and therefore no guarantee can be given that they are in working order. Photographs are provided for general information and it cannot be inferred that any item shown is included in the sale. Plans are provided for general guidance and are not to scale.