A delightfully situated and sympathetically modernised and refurbished, four bedroom Edwardian period detached country residence having earlier Victorian origins and set in attractive mature gardens and grounds, together with a paddock and enjoying countryside views on all sides.
Briefly affording porch, reception hall, music/dining room, drawing room, farmhouse kitchen with large walk in pantry, study, library, snug, cloakroom, cellars, four bedrooms, small study, two bathrooms, garage, attractive mature gardens and grounds, countryside views to all sides.
The whole amounting to 6.76 acres or thereabouts.

FLOOR LAYOUT PLAN

THIS PLAN IS FOR IDENTIFICATION PURPOSES ONLY
It is not to scale and is intended to show the approximate relationship of one room to another, with an indication of the main fixtures and fittings.

SITE PLAN

THIS PLAN IS FOR IDENTIFICATION PURPOSES ONLY
It is not to scale.

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Gattax House is a quite delightful traditional former Warwickshire farmhouse constructed in brick having pitched tiled roofs and gables. The house is of excellent proportion and is set in gardens and grounds being formal and informal lawned gardens with terrace and rose gardens, and with a grass paddock. There are superb views over open Warwickshire farmland. The front of the house is generally south facing, and the whole amounts to approximately 6.767 acres.

It is located in a delightful rural situation with far reaching views over open pastureland to the south. It is within easy reach of Henley in Arden, Stratford upon Avon and Studley. There are good educational facilities within easy reach, with both state and private schools in Bromsgrove, Stratford upon Avon, Warwick, Alcester, Henley in Arden and Studley. Junction 3 of the M42 is under six miles distant providing immediate access to the motorway system and major Midlands centres.

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The house provides both a cosy cottage element, together with an elegant Edwardian feel in the principal residence with its high ceilings. The property is double glazed throughout.

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Vehicular approach is to the right hand side of the property, from the lane, into a driveway before a garage. There is potential to provide a longer driveway to the front or to the side of the house from a separate gated access a little way down the lane.

ON THE GROUND FLOOR

PORCH

The original front of the property has a stout pair of doors in a brick porch area with stone steps leading up. Herringbone quarry tiled flooring, windows to either side and Regency style glass door and side screens leading into the:

RECEPTION HALL

with quarry tiled floor, radiator, dado rail, cornice to ceiling, two picture light points and ceiling light point.

MUSIC/DINING ROOM

5.45m(17'11'') into bay x 4.85m(15'11'')with oak strip floor, two radiators, feature polished Mahogany detailed fireplace with open fire, ceramic inserts and slate hearth. Decorated ceiling cornice and central ceiling rose, dado rail, windows overlooking the front and side gardens and with far reaching views.

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DRAWING ROOM

4.84m(15'11'') x 6.28m(20'7'') into baywith two radiators, windows to front and side with far reaching views, polished Mahogany fireplace with inset tiled slips and tiled hearth, detailed ceiling cornice, dado rail, four wall light points and oak strip floor.

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THE FARMHOUSE KITCHEN

6.08m(19'11'') x 4.77m(15'8'')has a quarry tiled floor, range of oak base units with formica top work surfaces and double stainless steel sink unit. Matching wall cupboards, part tiling to walls, four oven Aga, Belling double oven and hobs over. Radiator, plumbing for dishwasher. Leading off is:

LARGE WALK IN PANTRY

2.17m(7'1'') x 1.95m(6'5'')with raised quarry tiled setlass and shelving to walls above. Quarry tiled floor.

INNER HALL

with quarry tiled floor and polished oak balustraded staircase rising to the first floor. Detailed ceiling cornice, ceiling light point, dado rails and radiator.

STUDY

3.67m(12'0'') x 3.64m(11'11'')with detailed cornice, plate rail to wall, sash window and radiator.

LIBRARY

3.65m(12'0'') x 2.66m(8'9'')with radiator, ceiling downlights, built in bookshelves and door leading to the:

REAR HALL

with radiator, understairs cupboard and door to side entrance. Panelled door to:-

SNUG

4.04m(13'3'') x 3.39m(11'1'')with oak strip floor, ceiling downlights, inset fire with stout beam over and cream wood burning stove, radiator. Door to staircase with cottage back stairs rising to Landing.

CLOAKROOM

with decorated pedestal wash basin and brass taps, high level decorated WC, radiator and a range of partly glazed hanging cupboards with some shelving and cupboards above. Camray Quartet oil fired central heating boiler.

DRY CELLARS

which could convert into more formal residential accommodation, subject to the necessary planning applications, with brick steps leading down to dry cellar divided into three chambers:

CHAMBER 1

5.33m(17'6'') x 4.88m(16'0'')with fluorescent striplight and power point, brick steps up and with two folding doors to garden and terrace.

CENTRAL CHAMBER

2.98m(9'9'') x 1.49m(4'11'')with shelving and double power point.

CHAMBER 3

5.50m(18'1'') x 4.86m(15'11'')with double power point, raised brick wine settle and window.

Stairs rise to:

ON THE FIRST FLOOR

HALF LANDING

and further stairs to:

GALLERIED LANDING

4.89m(16'1'') x 3.65m(12'0'')with windows overlooking the adjoining farmland and paddock, balustrading, cornice to ceiling, radiator.

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BEDROOM NO. 1

5.53m(18'2'') x 4.87m(16'0'')with radiator, cornice to ceiling, four wall light points, sash windows overlooking garden and distant views over farmland.

BEDROOM NO. 2

4.86m(15'11'') x 4.59m(15'1'')with two radiators, coving to ceiling and window overlooking garden with far reaching views over open fields. Vanity unit and basin.

SMALL STUDY

2.86m(9'5'') x 1.51m(4'11'')with oak flooring, two ceiling downlights and radiator, oak floor and sash window.

BEDROOM NO. 3

3.67m(12'0'') x 3.64m(11'11'')with oak flooring, radiator, cornice to ceiling, three wall light points and oak floor.

FAMILY BATHROOM

with oak floor, decorated cast iron roll top bath, Imperial pedestal wash basin and low level WC., double fully tiled shower cubicle/steam room with power shower, brass heated towel rail, ceiling downlights, range of built in wardrobes and linen cupboards and airing cupboard, all with built in louvred plantation style shutters.

Steps lead down from the main Landing to:-

INNER LANDING

with deep double wardrobe cupboard, and leading off which is:-

BATHROOM NO. 2

3.62m(11'11'') x 2.50m(8'2'')with oak floor, white roll top bath having ball and claw feet, oval pedestal wash basin, low level WC., fully tiled double shower cubicle with power shower and chromium fittings, chrome heated towel rail, mirror and light fitting above basin and shaver point. Ceiling downlights, radiator.

BEDROOM NO. 4

4.07m(13'4'') x 3.47m(11'5'')with pedestal wash basin, radiator, windows overlooking open fields and window to end gable.

NOTE:

The loft could be converted into further accommodation, subject to the usual applications being submitted to the Local Planning Authority.

OUTSIDE

CONSERVATORY STYLE UTILITY

and side entrance, with access from the side parking drive area, with Belfast sink and space and plumbing for automatic washing machine and tumble dryer. Glass roof and fitted shelving.

PRINCIPAL GARDEN

Lawned formal and informal garden with rose beds and a hedge dividing the gardens from the paddock. There is an area available for a kitchen garden and an orchard with fruit trees and a summer house.

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THE PADDOCK

is generally laid to grass and is bounded by a mixure of hedging and post and rail and wire fencing. There is potential for vehicular access from the lane. Pedestrian gate from garden.

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INFORMAL GARDEN

with informal pathways leading through a small wooded area. There is a five bar gate from the lane to the wooded area.

GARAGE

4.95m(16'3'') x 8.51m(27'11'') averagewith corrugated asbestos roof, elevated oil tank. Separate lobby and store.

OUTBUILDINGS

Brick built Dog Kennel
Brick built Outside WC
Brick built Garden Store

GENERAL INFORMATION

Home Information Pack: To view or access a copy of the Home Information Pack for this property, please contact the Stratford upon Avon office on (01789) 292659.
Subjective comments in these particulars imply the opinion of the selling Agent at the time these details were prepared. Naturally, the opinions of purchasers may differ.
Agents Note: We have not tested any of the electrical, central heating or sanitaryware appliances. Purchasers should make their own investigations as to the workings of the relevant items. All room measurements and mileages quoted in these sales particulars are approximate.
Money Laundering: We have in place procedures and controls which are designed to forestall and prevent Money Laundering. If we suspect that a supplier, customer/client, or employee is committing a Money Laundering offence as defined by the Proceeds of Crime Act 2002, we will in accordance with our legal responsibilities disclose the suspicion to the Serious Organised Crime Agency.
Tenure: The property is understood to be freehold and vacant possession will be given upon completion.

Fixtures and Fittings: All items in the nature of fixtures and fittings mentioned in these particulars are included in the sale, all other items are specifically excluded.
Services: Mains water and electricity are understood to be connected to the property, with drainage to a shared septic tank Central heating is provided by an LPG oil fired system. A telephone line is connected subject to the usual transfer regulations.
Council Tax: We understand the property has been placed in Band G for council tax purposes (Stratford on Avon District Council).
Postal Address: We understand the correct postal address of the property is Gattax House, Hardwick Lane, Outhill, Studley, B80 7DZ

Land: It is suggested that prior to exchange of contracts, prospective purchasers walk the land and boundaries in order to satisfy themselves as to the exact area of land they are purchasing and also to check all fixtures and fittings either included or excluded in the sale.
Approach: From Stratford upon Avon, proceed north towards Henley in Arden on the A3400. At Wootton Wawen turn left at the Church/Bull Public House. Proceed for four miles turning left at the crossroads signposted Studley, and Gattax House is on the left hand side after 100 metres.
Viewing: Strictly by prior appointment through the agents John Shepherd Vaughan & Company on (01789) 292659.

To complete our quality service, we are pleased to offer the following:
Free Valuation: We would be pleased to carry out a free valuation and market appraisal of your property entirely without obligation. Please contact us to make the appropriate appointment.
Residential Letting and Management: If you are interested in letting out your property or considering renting a property from us, please contact us.
John Shepherd Financial Services: We are able to offer independent mortgage advice. Tel: 01564 786611 or email enquiries@johnshepherdfs.com.

John Shepherd Financial Services is a trading style of Mortgage Re Mortgage Ltd which is an Appointed Representative of Personal Touch Financial Services Limited which is authorised and regulated by the Financial Services Authority. Registered in England and Wales, company number 4472900, registered office 483 Birmingham Road, Marlbrook, Bromsgrove, Worcs B61 0HZ.

Overseas Homes: We provide good quality, high specification and competitively priced homes in Spain, together with a comprehensive range of services including financial and legal advice. For further details, please contact Peter Vaughan on (01789) 292659.
Professional Survey Department: If this property should not meet your requirements and you decide to purchase a property not marketed by ourselves, we would be delighted to offer our professional services to you should you require an independent survey on the property you intend to purchase. We offer a full range of professional surveys including the RICS Home Buyers' Survey & Valuation Reports, full Building Surveys which will give you, the purchaser, peace of mind knowing that your dream home has been professionally surveyed and will not turn into a nightmare. For professional survey and valuation advice therefore, please do not hesitate to contact us.

John Shepherd & Vaughan for themselves and for the vendors of the property whose agents they are give notice that these particulars do not constitute any part of a contract or offer and are produced in good faith and set out as a general guide only. The vendor does not make or give, and neither John Shepherd & Vaughan and any person in this employment has an authority to make or give any representation or warranty whatsoever in relation to this property.

Energy Efficiency and Environmental Impact