Offers in the region of 650,000

FOR SALE Offers in the region of 650,000 The Wood Farm, Burlton, Nr Shrewsbury, Shropshire, SY4 5SU A substantial 6 bedroomed period country house with lovely surrounding gardens in a super unspoilt rural location, together with a two storey barn converted in to two self contained flats with a further barn with potential for conversion, if required, and adjoining land extending, in all, to approximately 4 acres, or thereabouts. hallsgb.com 01691 622 602

FOR SALE Ellesmere (7 miles) Wem (5 miles) and Shrewsbury (12 miles). (All distances approximate) Period 6 bed country house 2 Self contained flats Lovely surrounding gardens Further outbuildings Approximately 4 acres Lovely rural location DESCRIPTION Halls are favoured with instructions to offer The Wood Farm, near Burlton, for sale by private treaty. The Wood Farm is a substantial 6 bedroomed period country house with lovely surrounding gardens in a super unspoilt rural location, together with a two storey barn converted in to two self contained flats with a further barn with potential for conversion, if required, and adjoining land extending, in all, to approximately 4 acres, or thereabouts. The internal accommodation, currently offers versatile and extensive internal accommodation, at present, comprising, a ground floor Reception Hall, Pantry, Family Room, Living Room, Dining Room, Conservatory, Kitchen, Utility Room and Cloakroom together with Three Bedrooms (one with Ensuite) and Family Bathroom on the first floor and three further Bedrooms on the second floor. The property benefits from an oil fired central heating system, double glazed windows throughout and is presented for sale with the fitted carpets included in the purchase price. The gardens are an attractive feature and include a concreted patio area immediately to the rear of the house and a further sitting area, attractively set beneath a wrought iron pergola, both of which, provide pleasant outdoor entertaining areas. There are, also, extensive mature lawns and an adjacent orchard with a number of fruit trees. A major feature of the property are the two self-contained flats, which provide the opportunity for guest rooms, family members or for "letting out" to provide useful income and which are connected to a further two storey period barn, which also offers potential for further conversion, if required, or for connection to the main house, (all subject to obtaining the necessary Local Authority Planning Consent). There is a further garage/ workshop/general purpose outbuilding. The land is a notable feature of the property and is retained within two principal enclosures of permanent pasture, ideal for the grazing of all kinds of livestock, particularly horses. The property extends, in all, to approximately 4 acres, or thereabouts. The sale of The Wood Farm does, therefore, provide an unusual opportunity to acquire a substantial period country house with potential for modernisation and improvement, together with two self contained flats, lovely gardens and land, all in such a peaceful rural location. Halls, the sole selling agents, strongly recommend an inspection of this property to appreciate the possibilities that it has to offer. SITUATION The Wood Farm is situated in an attractive and unspoilt rural setting just outside the North Shropshire villages of Loppington and Burlton. Whilst enjoying this attractive and totally peaceful rural setting, it is within easy motoring distance of the nearby North Shropshire towns of Wem (5 miles) and Ellesmere (7 miles), both of which, have an excellent range of local shopping, recreational and educational facilities. The larger county town of Shrewsbury (12 miles) is also easily accessible by car and has a more comprehensive range of amenities of all kinds. THE DIRECTIONS From Shrewsbury proceed North on the A528 to the village of Burlton via Harmer Hill. At the cross roads in the centre of Burlton turn right on to the B4397, signposted Loppington and Wem. Continue for just over 1 mile and turn left signposted 'English Frankton'. Continue on this quiet country lane for approximately 0.8 of a mile and The Wood Farm will be located on the left hand side, identified by a Halls For Sale board. THE ACCOMMODATION COMPRISES With a glazed door leading in to an: ENTRANCE PORCH With tiled flooring and a part decoratively glazed front entrance door opening to a: RECEPTION HALL With a wood boarded floor, staircase to first floor, radiator, understairs storage area and a door in to a: PANTRY With window to rear elevation, exposed ceiling timbers and shelving. A further door leads from the Reception Hall in to the: FAMILY ROOM 11'11" x 11'8" (3.633 x 3.563) With a fitted carpet as laid, exposed ceiling and wall timbers, radiator, wood burning stove standing on a raised tiled hearth with heavy beam over, double glazed window to front elevation. A further door leads from the Reception Hall in to the: LIVING ROOM 17'5" x 13'7" (5.324 x 4.153) With a wood boarded floor, inglenook fireplace with inset wood burning stove standing on a raised tiled hearth, exposed ceiling timbers, double glazed window to front elevation, radiator and an archway leading through to the: DINING ROOM 12'10" x 12'4" (3.897 x 3.766) With a continuation of the wood boarded floor, exposed ceiling timber, double glazed window to side elevation and double opening doors leading through to the: hallsgb.com

Indicative floor plans only - NOT TO SCALE - All floor plans are included only as a guide and should not be relied upon as a source of information for area, measurement or detail.

4 Reception Room/s 6 Bedroom/s 2 Bath/Shower Room/s CONSERVATORY 11'8" x 10'10" (3.563 x 3.302) With tiled flooring, double glazed double opening doors leading out the rear gardens, internal window through to the Utility Room. A further door leads from the Dining Room in to the: KITCHEN 13'7" x 13'6" (4.147 x 4.114) With a wood boarded floor and a fully fitted kitchen comprising a stainless steel two bowl sink unit (H&C) with mixer tap and draining area to one side with double cupboard below, a range of roll topped work surface areas with base units incorporating cupboards and drawers, integrated dishwasher, integrated Aga with hot place, warming place, oven and warming drawer, an extensive range of matching eye level cupboards, breakfast bar, exposed ceiling timbers, double glazed window to side elevations overlooking the orchard area, a door back to the Reception Hall and a door leading through to the: UTILITY ROOM 10'6" x 9'2" (3.2 x 2.8) With a linoleum covered floor, a Belfast sink (H&C) standing on a brick base with central cupboard, roll topped work surface area to one side with planned space and plumbing for a washing machine below, a further roll topped work surface with base units below incorporating cupboards and drawers, upright storage cupboard, a 'Mistral' oil fired boiler which heats the domestic hot water and central heating radiators, internal window through to the Conservatory, double glazed window to rear elevation overlooking the gardens, partly glazed rear entrance door and a sliding door leading in to a: CLOAKROOM With a continuation of the linoleum covered floor, low flush WC, opaque glazed window to side elevation. The staircase rises from the Reception Hall to a First Floor Landing Area with a fitted carpet as laid, double glazed window to front elevation, carpeted staircase to the Second Floor and a door in to: BEDROOM ONE 17'6" x 13'8" (5.344 x 4.156) With a fitted carpet as laid, exposed ceiling timbers, double glazed window to front elevation, radiator and a door in to a Recessed Storage Cupboard with shelving. BEDROOM TWO 17'4" x 11'9" (5.279 x 3.584) (the room is slightly L shaped) With a fitted carpet as laid, double glazed window to front elevation, a cast iron firegrate with timber surround (not tested), radiator, exposed ceiling timbers and a door in to a: ENSUITE SHOWER ROOM With a continuation of the fitted carpet as laid, pedestal hand basin (H&C), low flush wc, tiled shower cubicle with 'Triton' electric shower, wall mounted extractor fan. The landing area leads through an Archway in to an Inner Landing Area with double opening doors in to the Airing Cupboard housing the hot water with slatted shelving to either side and a door in to: BEDROOM THREE 13'9" x 12'4" (4.181 x 3.761) With a fitted carpet as laid, double glazed windows to rear and side elevations, radiator, inspection hatch to roof space. A further door leads from the landing area in to the: FAMILY BATHROOM With a hand basin (H&C) with doors below and mirror fronted storage cupboard above, further storage cupboard and shelf to one side, bath (H&C) with central mixer tap, fully tiled shower cubicle with mains fed shower, low flush wc, double glazed window to side elevation, radiator. The carpeted staircase rises from the first floor landing area to a Second Floor Landing Area with a continuation of the fitted carpet as laid, double glazed window to front elevation, inspection hatch to roof space, exposed ceiling timbers, radiator and a door in to: BEDROOM FOUR 17'2" x 11'9" (5.227 x 3.579) With a fitted carpet as laid, double glazed windows to front elevation and side elevation, radiator, exposed ceiling timbers, inspection hatch to roof space. BEDROOM FIVE 13'8" x 6'8" (4.167 x 2.035) With a fitted carpet as laid, double glazed window side elevation, radiator. BEDROOM SIX 13'9" x 10'0" (4.198 x 3.056) (the room is slightly L shaped) with a fitted carpet as laid, double glazed window to front elevation, radiator. OUTSIDE The property is approached off the quiet country lane through a gated access and via a concrete drive which leads along the front of the property to a concreted forecourt area. THE GARDENS The rear gardens are an attractive feature and briefly comprise a concreted patio area immediately to the rear of the house retained by low level brick walling. There are extensive lawns with a further central concreted patio area attractively set beneath a Shrewsbury / Bishops Castle / Ellesmere / Oswestry / Welshpool / Whitchurch / Kidderminster

wrought iron pergola providing a pleasant outdoor entertaining space. A gate leads through to an Orchard which includes a number of fruit trees, with an enclosed area to one side, currently used as a chicken run WOOD FARM HAS TWO SELF CONTAINED APPARTMENTS AS FOLLOWS:- THE GRANARY The Granary is a first floor apartment, accessed by a metal external staircase. The accommodation comprises: A double glazed entrance door opening in to a: Sitting Room 4.58m x 3.67m (15' x 12') Kitchen 3.13m x 2.12m (10'3" x 6'11") Inner Landing Bedroom One 3.99m x 2.99m Max (13'1" x 9'10") Bedroom Two 2.44m x 3.15m (8'0" x 10'4") Shower Room THE STABLES A ground floor apartment comprising a: Partly glazed front entrance door opening in to a: Reception Hall Shower Room Kitchen/Breakfast Room 4.61m x 3.07m (15'5" x 10'1") Sitting Room 4.69m x 3.52m (15'5 x11'7") Bedroom One 4.47m x 4.31m (14'8" x 14'2") Bedroom Two 2.47m x 2.78m (8'1" x 9'1") 27'3" x 15'11" (8.30 x 4.85) With an adjacent: WORKSHOP 16'2" x 11'4" (4.92 x 3.45) All with loft storage over at first floor level. There is a: GARAGE 16'5" x 12'6" (5 x 3.81) There is a corrugated and block built: MULTI-PURPOSE OUTBUILDING 30'2" x 17'9" (9.2 x 5.4) With a concreted floor, currently used as two stables and fodder store. THE LAND The land is a major feature of the property and is retained within two principal enclosures of permanent pasture, ideal for the grazing of all kinds of livestock, particularly horses. There is a two bay FIELD SHELTER. The property extends, in all, to approximately 4 acres, or thereabouts. LOCAL AUTHORITY Shropshire Council, Shirehall, Abbey Foregate, Shrewsbury, Shropshire, SY2 6ND COUNCIL TAX The property is in Band ' F ' on the Shropshire Council Register. DOMESTIC OUTBUILDINGS A TRADITIONAL TWO STOREY RANGE Which is attached to the self contained flats and has potential for conversion in to further flats, or for connection to the house (subject to Planning Permission), and comprises a: SERVICES We understand that the property has the benefit of mains electricity. We are informed that both the water supply and drainage are private. STORES

FOR SALE The Wood Farm, Burlton, Nr Shrewsbury, Shropshire, SY4 5SU Property to sell? We would be delighted to provide you with a free no obligation market assessment of your existing property. Please contact your local Halls office to make an appointment. Mortgage/ financial advice. We are able to recommend a completely independent financial advisor, who is authorised and regulated by the FCA. Details can be provided upon request. Do you require a surveyor? We are able to recommend a completely independent chartered surveyor. Details can be provided upon request. Energy Performance Ratings 01691 622 602 Ellesmere office: The Square, Ellesmere, Shropshire, SY12 0AW E. ellesmere@hallsgb.com IMPORTANT NOTICE. Halls Holdings Ltd and any joint agents for themselves, and for the Vendor of the property whose Agents they are, give notice that: (i) These particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a contract (ii) No person in the employment of or any agent of or consultant to Halls Holdings has any authority to make or give any representation or warranty whatsoever in relation to this property (iii) Measurements, areas and distances are approximate, Floor plans and photographs are for guidance purposes only (photographs are taken with a wide angled / zoom lenses) and dimensions shapes and precise locations may differ (iv) It must not be assumed that the property has all the required planning or building regulation consents. Halls Holdings,Bowmen Way, Shrewsbury, Shropshire SY4 3DR. Registered in England 06597073. hallsgb.com Residential / Fine Art / Rural Professional / Auctions / Commercial