GROUND FLOOR

APPROACH:
via a driveway which sweeps off Parrys Lane, under arched foliage towards the double gates to Stoke Abbey Farm. Through the double gates you will find a tarmac forecourt providing off road parking for at least 5 cars. The driveway leads up to a garage and storage garage with pathway leading off beside the level lawned garden to the main entrance to the house.

ENTRANCE PORCH:
part glazed porch, flagstone floor and the main front door to the house.

ENTRANCE HALLWAY: 17' 10'' x 9' 4'' max inclusive of staircase (5.43m x 2.84m)
an impressive original staircase rising to first floor landing and welcoming wide reception hallway with beautiful period doors leading off to the 2 reception rooms, further door accesses a half flight of stairs which leads down to a lower landing, which in turn has doorway through to the kitchen area, utility room and stairs down to the cellars.

SITTING ROOM: 18' 1'' max into chimney recess x 16' 7'' (5.51m x 5.05m)
a large reception room with dual aspect windows to front and side, with the ones to front overlooking the level lawned gardens with an impressive period fireplace with high level mantle, brick surround and hearth, radiator, ceiling coving.

RECEPTION 2: 18' 3'' max into chimney recess x 16' 6'' (5.56m x 5.03m)
a large dining room/reception 2 with an incredible original fireplace with original tiled insides and cast iron grate, steps lead down into the kitchen and door leads off to the ground floor cloakroom/wc.

CLOAKROOM/WC: 6' 3'' x 5' 7'' (1.90m x 1.70m)
low level wc, wash hand basin with storage beneath, window to side and heated towel rail/radiator. N.B. if one were to extend the property (subject to necessary consents), this is the side which they would extend to.

KITCHEN/BREAKFAST ROOM: 18' 4'' x 8' 2'' (5.58m x 2.49m)
a range of basic kitchen units comprising cupboards and drawers with wood laminated worktops over and large stainless steel sink and drainer unit, obscure glazed sash window to side and oven, hob, extractor fan and further appliance space, doors accessing recessed cupboards, radiator and doorway which links back to the lobby rear, with access to the utility room. Further part glazed door leads through into a breakfast room.

BREAKFAST ROOM/RECEPTION 3: 11' 5'' x 10' 7'' (3.48m x 3.22m)
window to side, stable style door to rear, wall mounted modern Worcester gas central heating boiler and a radiator.

UTILITY ROOM:
plumbing and appliance space for washing machine and dryer, period door which has been blocked over on the other side as it adjoins a neighbouring cottage, built in storage cupboards.

FIRST FLOOR

LANDING:
a central landing with staircase continuing up to the second floor and doors off to bedroom 1, bedroom 3, bedroom 4 and family bathroom/shower/wc.

BEDROOM 1: 18' 0'' max into recess x 16' 6'' (5.48m x 5.03m)
a large double bedroom with a tiled fireplace with period surround and mantle, high ceilings with ceiling coving, windows to front overlooking the glorious lawned gardens and door inter connecting through to the family bathroom.

BEDROOM 3: 16' 10'' x 11' 5'' max into chimney recess (5.13m x 3.48m)
a tiled fireplace with impressive original surround and mantle, window to side, high ceilings with ceiling coving, radiator.

BEDROOM 4: 15' 0'' x 6' 2'' (4.57m x 1.88m)
a single bedroom with 2 windows to front, radiator and built in storage cupboard.

BATHROOM/WC:
a white suite comprising panelled bath, shower enclosure, low level wc, pedestal wash basin, radiator and window to front.

SECOND FLOOR

LANDING:
doors off to bedroom 2, bedroom 5, bedroom 6 and bathroom/shower/wc. Staircase continues up to the attic rooms.

BEDROOM 2: 18' 0'' max into chimney recess x 16' 9'' (5.48m x 5.10m)
a large double bedroom with radiators, corner cupboard and window to front.

BEDROOM 5: 16' 10'' x 10' 0'' (5.13m x 3.05m)
a double bedroom with cupboards built into the chimney recesses and window to side, radiator.

BEDROOM 6: (front) 15' 4'' x 6' 4'' (4.67m x 1.93m)
a single bedroom with window to front overlooking the sunny lawned level gardens and a radiator.

BATHROOM/SHOWER/WC: 12' 7'' x 7' 10'' (3.83m x 2.39m)
a panelled bath, low level wc, pedestal wash basin, corner shower enclosure and window to front.

TOP FLOOR ATTIC ROOMS

LANDING:
skylight window providing natural light through the landing and stairwell and doors off to 2 attic rooms in the roof space and further door accesses an eaves storage space.

ATTIC ROOM 1: 17' 1'' max taken below slosped ceiflings into alcoves x 15' 7'' (5.20m x 4.75m)
attic room at the top of the building with exposed roof beams, wood flooring and picture window to side offering an incredible view out to the west over rooftops of Stoke Bishop and Sneyd Park towards Abbots Leigh and Failand.

ATTIC ROOM 2: 17' 1'' max taken below sloped ceilingsn into recesses x 20' 10'' (5.20m x 6.35m)
attic room in the roof space with exposed roof beams, picture window to side and wooden floorboards.

OUTSIDE

CELLAR STORAGE ROOM: 15' 0'' x 13' 0'' with approx ceiling height of 6'3" (4.57m x 3.96m/1.91m)
there is a cellar storage room running beneath the majority of the sitting room. fuse box for electrics.

OFF ROAD PARKING & GARAGING:
the property enjoys a gated driveway into a large parking forecourt with ample space for at least 5 cars leading up to a single garage with pitched roof and storage garage which needs renovating.

GARDENS: circa 110' 0'' x 85' 0'' max (33.50m x 25.89m)
a breath taking level lawned garden of a generous size framed by gorgeous high stone boundary walls and with deep flower borders containing various mature shrubs and trees. The house and gardens face south east, but due to the open south westerly side the garden attracts the sun all day. Beside the level lawn there is a pathway in front of the property and then a rose garden and wild section of garden. There is also a good amount of space to the side of the property which one may explore the potential to extend, subject to any necessary consents. Garden tap and rear access gate.

IMPORTANT REMARKS

VIEWING & FURTHER INFORMATION:
available exclusively through the selling agents, Richard Harding Estate Agents, tel: 0117 946 6690.

FIXTURES & FITTINGS:
only items mentioned in these particulars are included in the sale. Any other items are not included but may be available by separate arrangement.

TENURE:
it is understood that the property is freehold. This information should be checked with your legal adviser.