To be sold on Thursday18 th October 2018 at Cusop Village Hall, Hereford HR3 5RW at 6pm

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1 FOR SALE BY PUBLIC AUCTION (unless previously sold) A beautifully situated detached stone built character cottage in a glorious location with views over the open countryside beyond offering an ideal property for extension and upgrading (subject to any consents necessary). Known as Scotland Cottage, Dorstone, Hereford, HR3 6BA To be sold on Thursday18 th October 2018 at Cusop Village Hall, Hereford HR3 5RW at 6pm Hay-On-Wye Office Tel:

2 Scotland Cottage is a small detached character stone built cottage probably circa 200 years old standing on a 0.16 acre plot alongside a quiet country lane with glorious views to the west over the valley below and to the distant hills. The house had some modernisation some years ago which included a kitchen, bathroom extension but is somewhat dated and requires further upgrading to modern standards. There is ample room on either end for a two storey extension - subject to any planning consent necessary and the gardens to the west providing considerable landscaping possibilities. The lane which it sits alongside is a quiet no through road that leads to some cottages and two farms and carries little traffic. The cottage is approximately 2 miles from the village of Dorstone which has a popular pub and occasional shop with primary and secondary schools in Peterchurch 3 miles further on. The market town of Hay-on-Wye is 5 miles to the west offering its famous second hand bookshops as well as a host of social and shopping facilities. Hereford and Brecon are each about half-an-hours drive away. The area is one of great beauty with the Wye Valley and the Brecon Beacons National Park to the west highly regarded. From Scotland Cottage there are numerous walks along lanes and tracks which lead on to the nearby hills from where there are spectacular views. KITCHEN - 9' x 6'9" (2.74m x 2.06m) with large window south with views, basic fitted floor and wall units with worktops, fitted cooker with hob, stainless steel single drainer sink unit, various recesses for appliances including plumbing for automatic washing machine, quarry tiled floor, back door north to rear garden. Door to INNER HALLWAY - 4'11" x 2'11" (1.5m x 0.9m) with window east, airing cupboard, fitted hand basin with cupboard under, quarry tiled floor, off this is the BATHROOM - 5'9" x 5'3" (1.75m x 1.6m) with window west, panel bath, low flush WC, extensive wall tiling, wall mounted electric heater. FIRST FLOOR BEDROOM 2/LANDING - 11'2" x 8'8" (3.4m x 2.64m) including staircase, with window south with views, exposed beams and vaulted ceiling, door to The property comprises the following accommodation (measurements are provided for identification only): SMALL ENTRANCE PORCH - 4'11" x 3'11" (1.5m x 1.2m) with windows to two sides and door south. This leads to LIVING ROOM - 11'4" x 10' (3.45m x 3.05m) plus door recess with a attractive inglenook fireplace containing a wood burning stove (condition unknown), two windows facing east and west- the latter with spectacular views over the valley below, quarry tiled floor, door to kitchen and BEDROOM 1-11'5" x 12'2" (3.48m x 3.7m) with window south, vaulted ceiling with revealed timbers. OUTSIDE Approaching the property there is a parking area alongside where two cars can be parked, there is also a 'pull in' parking below the garden by a field gate. The gardens are a particular feature of the property, laying mainly to the north and west of the house and offering considerable landscaping possibilities. In their day they would have been a most attractive cottage garden and there are remnants of the ornamental trees and plants still in place with mature hedging along the west side and a patio area which provides views to the west enjoying spectacular sunsets. DINING ROOM - 11'2" x 8'6" (3.4m x 2.6m) including staircase, with window west with views, quarry tiled floor, corner fireplace which has been sealed and provides shelving. GUIDE PRICE: 150,000 plus.

3 SERVICES We are informed that the property is connected to mains water and electricity. Water is via a private pipe installed about 20 years ago with a formal easement in place. Private drainage system (condition unknown). There appears to be fibre optic broadband on the pole outside the property. No central heating. NOTE: The selling agents wish to remind prospective purchasers that the services, service installations, heating & electrical appliances have NOT been tested. COUNCIL TAX: Band B. TENURE: We are informed that the property is of freehold tenure. DIRECTIONS: The Bage is situated five miles west of Hay-on-Wye and two miles north of Dorstone ¼ of a mile off the B4348 road. Turn between two large groups of stone barns and follow the narrow road for approximately 400 yards and the cottage can be seen on the left had side. If you are following SAT NAV the address is HR3 6BA but the cottage is approximately 400 yards before reaching this point on the map. SALES PARTICULARS AND PLANS The property is sold with all faults and defects and neither the Vendor nor the Agents are responsible for any such faults or defects or any statements mentioned in the particulars. The purchaser shall be deemed to acknowledge that they have not entered into the contracts in reliance of any of the said statements, that they are satisfied as to the correctness of each of the said statements by inspection or otherwise and that no warranty or representation has been made by the Vendor or the Agents in relation to or in connection with the property. NOTICE Floor Plan for illustrative purposes only, not to scale. All measurements and distances are approximate. The normal enquiries carried out by a purchaser s Solicitor and the type of inspection undertaken by a purchaser s Surveyor have not been carried out by the Selling Agents for the purpose of preparation of these particulars. MCCARTNEYS LLP REGISTERED OFFICE: McCartneys LLP, The Ox Pasture, Overton Road, Ludlow, Shropshire SY8 4AA. Tel: REGISTERED NO: OC VIEWING By appointment through McCartneys LLP: Out of hours call Ryan Williams on GENERAL REMARKS AND STIPULATIONS METHOD OF SALE The property is to be sold by public auction in one lot. A 10% deposit will be payable upon the fall of the hammer and the remaining payment will be payable upon completion, scheduled 28 days thereafter. Full contracts, legal documentation and Special Conditions of Sale will be available from the Agents and Vendors representatives for 7 days prior to auction. Any parties biffing on the property at the auction will be deemed to have read and understood the implications of the contents of the conditions. Anyone wishing to bid should please bring a photographic ID ie., a drivers licence or passport and a utility bill or bank statement confirming their home address and proof of funding. Cheques will be acceptable, cash and cards will not be acceptable. VENDORS SOLICITOR FAO Mr T. J. Mutti of Traymans LLP, 189 Stoke Newington High Street, London, N16 0LH. Tel: INCONSISTENCY The general remarks and stipulations contained herein shall be deemed to be incorporated as Special Conditions of Sale insofar as they are not inconsistent with those conditions and in the case of any inconsistency the latter shall prevail.

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