Clifford, Hereford

£1,350,000

Guide price

  • Bedrooms: 5
THE FARMHOUSE Originally a cottage with areas that have great charm and character it has been greatly altered and extended over the years with up to the minute facilities forming a very comfortable home indeed.

Briefly it comprises: -

ENTRANCE HALL23'4" x 8'10" overall (7.11m x 2.7m overall). with window north, canopy porch on the outside, front door, part tiled-part carpeted floor, coats cupboard with electric consumer unit, radiator.

CLOAKROOM6'1" x 3'11" (1.85m x 1.2m). with WC and hand basin, tiled floor.

INNER HALL staircase to first floor, understair store and radiator.

DRAWING ROOM19' x 14'9" (5.8m x 4.5m). with recesses either side of a marble fireplace with working log fire, two windows west, two double radiators, wall lights, beamed ceiling, double doors south to the:

CONSERVATORY12'6" x 12'6" (3.8m x 3.8m). with east, south and west facing aspect with views over the garden and ornamental pond to the distant hills. Two sets of double doors south and east, ceiling fan and electric opening roof lights, electric underfloor heating with automatic controls.

FARMHOUSE KITCHEN/ DINING ROOM24'3" x 16'7" (7.4m x 5.05m). a spacious well-appointed room with attractive large inglenook fireplace with beam over and recess Aga cooker with storage cupboards either side, separate electric cooker with cooker hood, handmade floor and wall units of excellent quality with granite worktops, inset one and a half bowl single drainer sink unit, dishwasher, wine rack, includes American fridge freezer, microwave, shelving and display panels, matching desk in front of window, large upright radiator, window south and two windows east, door to hallway off which is the

DINING ROOM19' x 11'4" (5.8m x 3.45m). (plus deep door recess). This room was probably the original cottage and has a great deal of character with revealed stone chimney breast with mantel shelf, stone hearth and wood burning stove, oak beamed ceiling, glass fronted display cupboard, two windows north, two radiators, wall lights, charming old oak door leading to the:

LIBRARY AREA7'7" x 5'5" (2.31m x 1.65m). with fitted book shelving to two walls on either side and below the window, tiled floor, opens to the

STUDY10'4" x 7'7" (3.15m x 2.31m). with shelved recess, window south to garden, radiator, telephone point.

UTILIY ROOM/REAR HALLWAY (OFF KITCHEN)7'10" x 6'3" (2.39m x 1.9m). with oil-fired boiler, Belfast sink, plumbing for washing machine, storage cupboard, back door south to garden. Includes washing machine and tumble dryer inside storage cupboard.

FIRST FLOOR

LANDING on two levels with roof light south, radiator, airing cupboard with hot water cylinder and slatted shelves.

MASTER BEDROOM16'11" x 16'3" (5.16m x 4.95m). (plus wardrobe recess and door recess) extensive fitted wardrobes, two windows east, one south with views, radiator, door to:

ENSUITE BATHROOM9'6" x 7'3" (2.9m x 2.2m). with spa bath with shower over and glass screen, fully tiled walls, low flush WC, hand basin with cupboard under, window east, radiator, shaver point and light.

BEDROOM 218'1" (5.5m) x 9'2" (2.8m) plus recess 9' (2.74m) x 6'11" (2.1m). (L-shaped) with extensive fitted wardrobes, window east, west and two windows south, radiator:

ENSUITE BATHROOM9'4" x 5'11" (2.84m x 1.8m). with low flush WC, hand basin, whirlpool bath, window west, fully tiled walls, radiator.

BEDROOM 311'10" x 11'6" (3.6m x 3.5m). with window north, oak beam ceiling, radiator

ENSUITE SHOWER ROOM7'7" x 2'11" (2.31m x 0.9m). with low flush WC, hand basin and shower, wall tiling.

BEDROOM 417'1" x 8'10" (5.2m x 2.7m). with window north and east, built-in fitted wardrobe, radiator.

FAMILY BATHROOM7'9" x 6'9" (2.36m x 2.06m). with window north, panel bath, pedestal hand basin, low flush WC, attractive wall tiling, radiator, beamed ceiling.

SECOND FLOOR via staircase from the landing, opening to

BEDROOM 511'10" x 6'11" (3.6m x 2.1m). (plus low headroom area on either side), window west with views, roof light north, fitted wardrobe and fitted storage cupboard, opens to:

DRESSING ROOM/ CHILDS BEDROOM11'6" x 8' (3.5m x 2.44m). with low headroom area on either side, Velux window north, access hatch to storage loft, radiator.

OUTSIDE A wonderful feature of High House are its gardens which lie to east, south and west of the property. These are mostly laid to attractive lawns with the extensive use of stone walling and stone paths together with flower beds, sweeping patio areas and the focal point of the ornamental pond making a most sunny and attractive area.

East of the house is a lawn with path leading through it and pegola to one side with trained fruit trees, here there is a greenhouse and:

LOG STORE7'10" x 7'10" (2.39m x 2.39m). plus a

GARDEN STORE7'10" x 7'10" (2.39m x 2.39m). built of traditional materials.

The ornamental pond is a particular feature with its central fountain, plants and fish and an attractive small rill which provides a water feature leading from one side. The gardens enjoy wonderful views to the south over open fields to the Black Mountains.

On the west side of the house is a stone walled vegetable garden with paths and individual beds as well as a patio enjoying evening sun.

THE COTTAGE Located slightly away from the house and overlooking the stable yard is the detached cottage providing modern, well-appointed accommodation which is deceptively spacious and suitable for a variety of occupants dependent on the purchasers need.

Briefly it comprises: -

ENTRANCE HALL with staircase to First Floor

SITTING ROOM18'8" x 10'6" (5.7m x 3.2m). with large window east, night storage heater.

KITCHEN/DINING ROOM18'8" x 10'8" (5.7m x 3.25m). with large window east, fitted floor and wall units, worktops, stainless steel one and a half bowl sink unit, recesses for appliances, laminate flooring, night storage heater.

UTILITY ROOM15'5" (4.7m) x 7'7" (2.3m) average (slightly triangular). with fitted units, night storage heater, large window facing east, door to:

CLOAKROOM9'10" x 2'9" (3m x 0.84m). with low flush WC, small hand basin, wall tiling with room for shower one end- currently occupied by washing machine and tumble dryer.

FIRST FLOOR

LANDING with roof light west, airing cupboard with light, slatted shelving housing immersion heater.

BEDROOM 114'9" 11'6" max. (4.5m 3.5m max.). with window east, night storage heater.

BEDROOM 210'8" x 10'6" (3.25m x 3.2m). with window east and night storage heater.

BATHROOM7'5" x 6'9" (2.26m x 2.06m). with panel bath, pedestal hand basin, low flush WC, tiles, window north, over bath shower with glass screen, wall mounted electric heater.

BEDROOM 318'4" x 7'7" (5.59m x 2.31m). (L-shaped). with window east, night storage heater, access hatch to loft space.

THE STABLE YARD A wonderful feature of High House is the stable yard which has been developed over many years to provide a specialist equestrian facility that is also capable for a variety of other uses associated with the farmland that adjoins it.

Briefly the buildings are grouped around a fully concreted yard with cobble stone feature and are described as follows:

STONE STORE18'8" x 8'8" (5.7m x 2.64m). which is lockable and has been rendered inside, attached to this are:

FOUR BLOCK STABLES12'2" x 9'10" each (3.7m x 3m each). with overhang, stable doors, etc. Across the yard at 90° is the

FIVE BLOCK STABLE12'2" x 10' each (3.7m x 3.05m each). with overhang to front, stable doors etc. Alongside are:

THREE LOOSE BOXES31'2" x 12'2" (9.5m x 3.7m). with gates to divide them and gated fronts.

GENERAL PURPOSE BUILDING59'1" (18m) x 29'2" (8.9m) measuring 13'1" (4m) to eaves. being 4 bay and adjoining the cottage providing garaging, room for horse boxes, machinery etc. behind this is a:

WOOD CHIP ARENA59'1" x 52'6" (18m x 16m). with high fencing to three sides, farm building to fourth.

Beyond this range of building is a:

FURTHER STABLE YARD Which has also been fully concreted and provides an excellent facility. There are building grouped around this including:

STEEL FRAMED AND BLOCK FIVE BAY STABLES68'11" (21m) x 24'3" (7.4m) measuring 9'10" (3m) to eaves. at one end is a:

FOALING BOX16'5" (5m) x 13'9" (4.2m)) with COVERED WAY (14'5" (4.4m) x 2.7) alongside. Across the yard is a modern

STEEL FRAMED HAY BARN59'1" x 24'7" (18m x 7.5m). part block part sheeted walls and of steel framed construction opposite is the

MAIN STABLE BUILDING162'5" (49.5m) x 38'11" (11.85m) overall. with 8 American style boxes inside with sliding doors and double doors at one end. The extension to this shed houses a large MONARCH HORSE WALKER with full electrical controls and the building is open ended for ventilation.

Beyond this is a gravelled storage yard for machinery, parking, etc.

THE LAND Another wonderful feature of High House is the south facing high quality farmland that runs down to a lane at the bottom and is nicely divided into 12 enclosures with a lane giving access to part and a strip of woodland screening it from the east.

A gallop could easily be constructed up the east side where the ground rises up to the farmstead at the top. The soil is free draining and the land boasting a wonderful array of attractive indigenous trees as well as mature hedging with double fencing etc. It is all considered to be in good heart and well managed. It may be possible to sell the property with less land if applicable.

EPC Rating = E

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Fine & Country - Hay on Wye

11 High Town, Hay-on-Wye, Hereford

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