Marsh House Bartwood Lane Pontshill ROSS ON WYE Herefordshire HR9 5TA 375,000

!"#$!%&'()"&*+,-.#$&/(0/-1 222/&'()"&*+,-.#$&/(0/-1 A spacious detached former farm house dating back to the 17th century. The property has been well maintained over the years retaining all of it's character and has fantastic views over neighbouring farm land. * Character Lounge * Dining Room * Kitchen * Pantry * Cellar * Office & W.C * Three Bedrooms * Two Loft Bedrooms * Bathroom * Garage * Rural Views * Good size Gardens * EPC Rating: D Price: 375,000 Freehold The property is located in the rural hamlet of Pontshill within the Parish of Weston- Under-Penyard approximately 4 miles from the market town of Ross on Wye which has an excellent range of shopping, social and sporting facilities. Within Weston-Under- Penyard there is a primary school, public house/restaurant and Church. The property lies along a quiet country lane with miles of countryside walks right on the doorstep. The property is entered by gated side entrance with steps on to flag stone pathway leading up to double doors giving access to: Front Entrance Hall: Which has tiled flooring. Neutrally decorated throughout and connecting matching wood panelled doors giving access to: Lounge: 16'3" x 15'10" (4.95m x 4.83m) An impressive light and spacious room of immense character with exposed oak ceiling beams and beautiful sand stone shaped open ingle nook fireplace with display niche and lowered stone hearth with inset 'Clearview' wood burning stove. Double cupboards provide access to wall mounted television area. Windows to front and side aspects with spectacular rural views towards Penyard Woods and across open farm land. Radiators, power points and wall mounted lighting. Door gives access to: Inner Hall Way: With stair case off to first floor landing and access to cellar and door giving access to: Kitchen: 15'4" x 8'4" (4.67m x 2.54m). Having a range of wood fronted base mounted units with quarry tiled flooring throughout and exposed ceiling beams. Ceramic one and a half bowl drainer sink unit and deep oak window ledge. Plumbing for automatic washing machine and plumbing for dish washer. Space for tall fridge/freezer and space for gas cooker. Double glazed window to rear aspect, extractor. Door out to garden and door into: Pantry: 8'3" x 4'9" (2.51m x 1.45m) Fantastic space and useful area with flag stone flooring, ample shelving and power points. Space for freezer. From Hallway & Kitchen: Doors give access to: Dining Room/Sitting Room: 17'1" x 12'2" (5.21m x 3.71m) Fantastically light and spacious room with period open fireplace with oak surround and tiled insert. Exposed ceiling beams. Windows to both side and rear aspects. Power points, telephone point, two radiators. From Rear Lobby: Door with full turn stone steps leads down to: Cellar:16'4" x 14'4" (4.98m x 4.37m) (with head height of approx 6' (1.83m)) Useful area for hobbies and workshop or storage with some natural light. Stone slab flooring and lighting. From Reception Hall: Staircase leads to:

!"#$!%&'()"&*+,-.#$&/(0/-1 222/&'()"&*+,-.#$&/(0/-1 First Floor and Landing: Being partly galleried with window to rear aspect. Power points, exposed beams to both wall and ceiling and door to Airing Cupboard which houses high end, high efficiency 'Worcester' gas fired combination boiler which supplies domestic hot water and central heating. Useful walled cupboard with shelving. Panelled doors give access to: Bedroom 1: 17' x 12'4" (5.18m x 3.76m) With built in wardrobe, sash window to front aspect and window to side aspect with lovely rural views over neighbouring farm land and rolling countryside. A light and spacious double room with ample space for further storage and double bed. Bedroom 2: 16'3" x 12'8" (4.95m x 3.86m) With enormous character with substantial exposed oak and elm ceiling beams and heavy oak floors. Partly leaded window to side aspect with outstanding views over neighbouring farm land and towards Penyard woods. Window to rear aspect, radiator and power points. Bedroom 3: 13'7" x 8' (4.14m x 2.44m) With window to side aspect, recessed wardrobe, radiator and power points. Bathroom: Recently refurbished to comprise of modern white panel bath with mains pressured shower over. Low level W.C, pedestal wash hand basin and neutrally tiled splash backs. Window to side aspect. From Landing: Staircase gives access to: Third Floor Landing/Attic Space A recently refurbished space that tastefully exploits the original timber roof. Having recessed area ideal for storage and built in wardrobes to service the adjoining bedrooms. Exposed ceiling and wall beam timbers, feature chimney breast and ledge and brace door giving access to: Bedroom 4: 13'5" x 10'6" (4.09m x 3.2m) Double bedroom with radiator and power points and recessed storage cupboards. Also having fitted wardrobe, exposed beams and oak floor boards. From the Kitchen: Door out to covered canopied area with door to: Study: 8'6" x 8'6" (2.59m x 2.59m) Having window over looking the garden, radiator and power points. Door giving access to: Ground Floor W.C: Having low level W.C, pedestal wash hand basin and window to side aspect. Outside: To the front of the property there is splayed tarmacadam driveway which has parking in front of the: Garage: 21' x 12' (6.4m x 3.66m) with up and over door, light, power and a fantastically positioned decked area, perfect for taking in the outstanding rural views. A 7' (2.13m) wide tarmacadam pathway leads to the side of the garage and up to the rear of the property via wrought iron gates. To the country lane side of the property there is a neat level lawn with herbaceous shrubs, ornamental tree, archway leads from this area to the rear of the property where there is access to a fuel store situated adjacent to the annexe room. Further access gained to Workshop/Tool Shed 9' x 5' (2.74m x 1.52m) approx with power points, lighting and velux window. Predominantly the gardens extend to the rear and far side of the property which is laid to lawns with pathways to further lawned area of gardens which are generally low maintenance. Former outhouse ideal for tool storage. The boundary to the rear of the property is formed by stone walling over which is adjoining open farmland with views to the surrounding countryside. Adjacent to the rear door there is an antique hand water pump which pumps water from the cold water storage tank below ground which we believe holds approx 900 gallons, excellent for watering the garden. The outside of the property is well catered for with lighting operated by PIR switches. Directions: From Ross on Wye proceed out on the Gloucester Road along the A40 and after approximately 3 miles turn right at the sign post to Pontshill. Take the second turning left into Bartwood Lane and the property will be found a short distance along on the left hand side. Bedroom 5: 12'2" x 11'5" (3.71m x 3.48m) Leaded window to front aspect with fantastic views towards Penyard woods and over neighbouring farm land. Having recessed eaves storage, exposed timbers, original oak flooring, power points and radiator.

THE PROPERTY MISDESCRIPTIONS ACT 1991 The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A Buyer is advised to obtain verification from their Solicitor or Surveyor. References to the Tenure of a Property are based on information supplied by the Seller. The Agent has not had sight of the title documents. A Buyer is advised to obtain verification from their Solicitor. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. Buyers must check the availability of any property and make an appointment to view before embarking on any journey to see a property