NOVERINGS LODGE BOSBURY, NEAR LEDBURY, HEREFORDSHIRE HR8 1QD

NOVERINGS LODGE BOSBURY, NEAR LEDBURY, HEREFORDSHIRE HR8 1QD

NOVERINGS LODGE BOSBURY, NEAR LEDBURY, HEREFORDSHIRE HR8 1QD AN IMPRESSIVE DETACHED FORMER LODGE HOUSE OFFERING SUPERB FOUR BEDROOMED ACCOMMODATION IN A DELIGHTFUL RURAL LOCATION SET IN A LOVELY GARDEN, EXTENDING TO APPROXIMATELY THREE QUARTERS OF AN ACRE 3 5 New Street, Ledbury, Herefordshire HR8 2DX Telephone: 01531 634648 Fax: 01531 633729 E-mail: ledbury@johngoodwin.co.uk www.johngoodwin.co.uk

Location & Description Noverings Lodge is understood to have been constructed in 1907 as the lodge house to the neighbouring Noverings. The former coach house and stables have been converted by the current owners to provide a superb spacious property featuring a large vaulted drawing room and most impressive galleried landing with extensive exposed timbering. In the original ground floor of the house many of the deep recessed windows have lovely arched frames. The beautifully presented centrally heated accommodation now briefly comprises entrance hall, study/sitting room, dining room, breakfast kitchen, utility, large drawing room, further study and W. C. There are two staircases and two landings accessing four bedrooms, shower room and bathroom. A triple garage adjoins the house. The property stands in a delightful garden extending to three quarters of an acre. An area of adjoining land comprising a field of 3.8 Acres (subject to agricultural tenancy) and 1.59 acres of woodland can be made available subject to separate negotiation. Noverings Lodge is situated on the junction of a country lane and the private driveway leading to Noverings just north of the village of Bosbury. The village provides a primary school, church, village hall and public house and is approximately 4 miles from Ledbury which has a wide range of local facilities and amenities including shops, churches, restaurants, theatre, doctors surgeries, community hospital and a mainline railway with direct links to Hereford, Worcester, Birmingham New Street, Oxford, Reading and London Paddington. The cities of Hereford, Worcester and Gloucester are all approx. 16 miles and the M50 motorway is four miles to the south of Ledbury. Entrance Porch A deep covered porchway with wooden seat. Reception Hall Wooden entrance door. Radiator. Quarry tiled floor. Glazed door to dining room. Doors to study/sitting room and kitchen. Door with attractive coloured glass panel to drawing room Study/Sitting Room: 4.2m (13ft 9in) x 4.07m (13ft 4in) Two radiators. Open grate with copper cowl. Windows to the front and side of the house. TV and phone points. Dining Room: 4.24m (13ft 11in) x 3.63m (11ft 11in) Windows to the front and side of the property. Open fire. Two radiators. Kitchen/Breakfast Room: 4.22m (13ft 10in) x 3.62m (11ft 11in) The kitchen is fitted with a range of base and drawer units with work surfaces over and tiled splashbacks. Twin stainless steel sink unit with drainer. Oak wall cupboards. Built in storage cupboard. Radiator. Tiled floor. Windows to covered courtyard and garden. Stable door to Covered Courtyard: 4.58m (15ft 0in) x 2.86m (9ft 5in) With stone tiled floor and French doors to the garden. This is a lovely sheltered space for summer dining and conservatory plants. Door to Wc. Door to utility room Utility Room: 3.4m (11ft 2in) x 1.76m (5ft 9in) With brick floor. Camray oil fired central heating boiler. Twin drainer sink unit. Central heating controls. Drawing Room: 10.29m (33ft 9in) x 5.24m (17ft 2in) A magnificent triple aspectroom which the current owners created from the former coach house. The ceiling is vaulted and features extensive exposed timbering, and a galleried landing at first floor level looks down over the room. A wooden staircase leads to the galleried landing. The drawing room has a polished pine floor and there is a brick fire place with open fire. French doors lead to the garden. Deep windows with window seats. Four radiators. Freesat T.V point. Door to original enclosed staircase leading to landing 1. Door to Study: 4.36m (14ft 4in) x 2.96m (9ft 9in) Fire surround with pretty inset tiles and wood mantle over housing Tortoise stove (disused). Quarry tiled floor. T.V point. Computer terminal. Door to pantry. Window overlooking the garden. Door to garage. FIRST FLOOR Galleried Landing: 8.66m (28ft 5in) x 5.46m (17ft 11in) L-shaped with wooden balustrade, overlooking the drawing room. Three radiators. Phone point Glazed doors and steps up to landings 1 and 2. Landing 1 Airing cupboard housing hot water tank and immersion heater. Twin fitted cupboard. Radiator. Hatch to roof space. Velux window. Window on enclosed staircase from drawing room.

Bedroom 1: 5.96m (19ft 7in) x 5.35m (17ft 7in) A superb room with apex ceiling and exposed beams. Windows to three sides of the room. Two radiators. Built in double wardrobe. Storage cupboard. T.V and phone points Bedroom 2: 3.1m (10ft 2in) x 2.4m (7ft 10in) Built in wardrobe with cupboard over. Part sloping ceiling. Exposed beams. Velux window. Radiator. Shower Room Large shower cubicle with fixed screen. Velux window. Wc. Wash hand basin. Exposed timbering. Landing 2 Glazed door with step up from galleried landing. Door to cupboard over front porch. Radiator. Balustraded light well overlooking reception hall. Bedroom 3: 4.14m (13ft 7in) x 3.84m (12ft 7in) Radiator. Windows to side and front of house. Two built in double wardrobes. Bedroom 4: 4.36m (14ft 4in) x 4.2m (13ft 9in) Window to the front of the property. Built in double wardrobe. Radiator. Bathroom Panelled bath with over bath shower. Wash hand basin. Shower cubicle with mains shower. Heated towel rail. Airing cupboard with hot water tank. Window with extensive views. Radiator. W.C W.C. Radiator Outside To the side of the property is a driveway with parking for several vehicles and giving access to the GARAGE (formerly the stable block with 3 sets of most attractive wooden double doors). There is a rear exterior door to the garden and windows to the side of the property. Noverings Lodge is set in a glorious garden which has been lovingly and carefully tended by the current owners. To the side and rear of the property are paved patios surrounded by flower beds and shrubberies. There is a former brick pigs cot and run. The garden is laid to lawn with inset flower borders and shrubs and a wide variety of trees including varieties of Cedar, several Ash and Beech, a Wellingtonia and a magnificent magnolia tree. The garden extends to approximately THREE QUARTERS OF AN ACRE. Available by separate negotiation is an adjacent field which extends to approximately 3.8 ACRES. PLEASE NOTE THAT THE FIELD IS SUBJECT TO AN ONGOING AGRICULTURAL TENANCY (further details available from the agent s Ledbury office.) Also available by separate negotiation is an area of woodland with delightful walks and a haven for wildlife and extending to approximately 1.59 ACRES. Services We have been advised that mains electricity and water are connected to the property. Drainage is to a private system. This information has not been checked with the respective service providers and all interested parties may wish to make their own enquiries with the relevant authorities. No statement relating to services or appliances should be taken to infer that such items are in satisfactory working order and intending purchasers are advised to satisfy themselves where necessary. Tenure We are advised subject to legal verification that the property is freehold. Viewing By appointment to be made through the Agent s Ledbury Office (Tel. 01531 634648). Council Tax Band F (This information may have been obtained by telephone call only and applicants are advised to consider obtaining written confirmation). Directions From Ledbury take the road through the town to the railway station, and bear right on to the B4214 Bromyard Road. After approximately 3.5 miles bear right onto B4220 and carry on into Bosbury. Take the second left turn after the church into Brook Lane, and the property will be found after a short distance on the right hand side on the junction of the right turn the private drive to Noverings

Energy Efficiency Rating 78 26 MISREPRESENTATIONS ACT 1967 JOHN GOODWIN Conditions under which particulars are issued John Goodwin for himself and for the vendors or lessors of this property whose agent he is gives notice that: (i) (ii) (iii) The particulars are set out as a general outline only for the guidance of intending purchasers or lessees and do not constitute, not constitute part of, an offer or contract; All descriptions, dimensions, references to condition and necessary permissions for use and occupation and other details are given in good faith and are believed to be correct but any intending purchasers or tenants should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them. No person in the employment of John Goodwin has any authority to make or give any representation or warranty whatever in relation to the property.