A Quite Charming, Georgian former farmhouse on the edge of the village
Briefly providing open reception hall, guest cloakroom, drawing room, dining room, office, fitted kitchen, utility room, splendid conservatory, cellar, principal bedroom with en suite shower room, three further bedrooms, family bathroom, separate WC., attic rooms, double garage with consent for accommodation at first floor, single garage, delightfully stocked gardens of 0.85 acres, including orchard.

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.

Stratford upon Avon is internationally famous as the birthplace of William Shakespeare and home to the Royal Shakespeare Theatre, and attracts a substantial number of visitors who come to see its rich variety of historic buildings. It is a prosperous riverside market town which provides South Warwickshire with a wide range of national and local stores, fine restaurants and inns, and excellent sporting and recreational amenities. These include golf courses, swimming pool and leisure centre, National Hunt race course, the nearby north Cotswold Hills as well as the benefits to anglers and boating enthusiasts of the River Avon.
The town is well served by trunk road/motorway and rail communications with regular train services to Birmingham Moor Street and London Marylebone (via Warwick Parkway/Leamington Spa stations), whilst junction 15 of the M40 motorway is situated within about 15 minutes drive. Birmingham International Airport, the National Exhibition and Agricultural Centres and International Convention Centre are all located in under one hour's travel whilst other well known business centres including Warwick & Leamington Spa, Coventry, Evesham, Redditch and Solihull are all readily accessible.

Binton is a pretty village, set in the Avon Valley a short distance from Stratford upon Avon with its local amenities and facilities, and close to Welford on Avon and the gateway to the Cotswolds. There are good schools locally in both the state and private sector, including both King Edward V1 and Shottery. Kings High School for girls at Warwick and Warwick Boys' School.

The Old Well House is a quite charming Georgian former farmhouse at the edge of the popular village of Binton standing in an elevated position with delightfully stocked gardens and shaped lawns falling gently away and a wealth of herbaceous borders with mature shrubs and trees. There is a superb bespoke single storey garden room with vaulted glazing and a southerly aspect. There is a detached brick built and tiled double garage at high level and the house is approached by a shrub and tree lined drive to a wide tarmacadam parking area.

ON THE GROUND FLOOR

A stout front door leads into the:-

OPEN RECEPTION HALL

4.75m(15'7'') x 4.38m(14'4'') overallwith part Wilmcote flagstone floor and part Binton stone floor to the lower area with a fine balustraded staircase rising to the first floor. Exposed beams and ceiling timbers, double french doors with leaded panes leading out to the crazy paved terracing, three wall light points, arched alcove with fitted bookshelves, radiator, picture light point, telephone point and FM point.

DRAWING ROOM

4.35m(14'3'') x 4.96m(16'3'') into alcovewell proportioned and with exposed ceiling beam and timbers, fireplace with slate hearth and pine surround and mantel, dual aspect windows, two radiators, alcove with light and picture light point.

INNER LOBBY

with flag floor and door to:-

CLOAKROOM

with white suite comprising low level WC and wash basin. Two windows, exposed ceiling timbers.

CELLAR

with stairs leading down to a good sized area of cellarage, including fully shelved wine cellar.

FORMER DINING ROOM

4.57m(15'0'') x 3.65m(12'0'')(currently in use as an office)
with dual aspect windows, feature inglenook fireplace with stout Bressemer beam over, tiled hearth and ornate wood burning stove with opening top, log store to one side, two wall light points, two picture light points, telephone point, Broadband connection and TV aerial point.

DINING ROOM

4.40m(14'5'') x 4.09m(13'5'')with corner cupboards, one with glass drinks cupboard over and one with TV aerial point, inglenook fireplace with stout beam over and gas fired log effect fire with fitted canopy, side window, ceramic floor tiles, ceiling beam and timbers, broad arch with timber beam over leading to Conservatory. Wide archway to:-

FITTED KITCHEN

5.09m(16'8'') x 3.08m(10'1'')with ceramic tiled floor, two oven oil fired Aga, cream shaker style hand made and hand painted kitchen units comprising base cupboards with tiled work surfaces over and wall cupboards. Twin bowl Kohler Belfast sink with mixer tap, space for oven and gas supply, two windows overlooking the side gardens, telephone point, ceiling beam and exposed ceiling timbers. Individual ceiling halogen downlights. Door to:

UTILITY ROOM

2.76m(9'1'') x 2.46m(8'1'')with quarry tiled floor, full range of pine cupboards to two walls. Plumbing for automatic washing machine, space for freezer, radiator, ceiling downlights, ceiling beam. Door to:-

BACK HALL

with quarry tiled floor, back door to garden, two windows and twin wall light.

CONSERVATORY/GARDEN ROOM

8.53m(28'0'') max. x 5.18m(17'0'') max.with partly glazed door leading down steps to kitchen garden and greenhouses.
Vaulted ceiling with exposed trusses, fully glazed roof to one side with Pinoleum electric blinds, double glass french doors to the garden and leaded paned double glazed windows. Ceramic floor tiles, underfloor heating and a Toshiba air conditioning system. Ceiling halogen downlights, one wall sconce light, two picture light points. Low level wall cupboards for videos, DVD's, etc.

Stairs rise from the Reception Hall to:-

ON THE FIRST FLOOR

LANDING

with radiator, window.

INNER LANDING

with extensive wardrobes having sliding doors and cupboards over.

PRINCIPAL BEDROOM

4.48m(14'8'') x 4.18m(13'9'')with double aspect windows, radiator, extensive handmade floor to ceiling wardrobes, TV aerial point, telephone point, ceiling downlights. Archway and step down to:-

LARGE EN SUITE SHOWER ROOM

2.96m(9'9'') x 2.93m(9'7'')with corner shower having glass opening doors and chromium shower fittings, tiled walls, ceiling downlights, square wash basin with vanity unit beneath, halogen shaver light and oval adjustable wall mirror. Dressing table unit with cupboards over and mirror. Window, bidet, low level WC., radiator.

BEDROOM NO. 2

4.28m(14'1'') x 4.29m(14'1'')with ceiling timber, window, radiator, pedestal wash basin and double wardrobe.

BEDROOM NO. 3

4.78m(15'8'') x 2.44m(8'0'')with radiator, built in wardrobes, TV aerial point and built in cupboards and side tables to bed.

FAMILY BATHROOM

2.49m(8'2'') x 3.71m(12'2'')with pretty roll top bath with ball and claw feet and telephone shower attachment, chromium heated towel rail, pedestal wash basin and oval adjustable wall mirror and shaver point. Ceiling downlights, corner shower unit with tiled walls and chromium shower fittings. Airing Cupboard with shelving and insulated cylinder.

SEPARATE WC

with low level white WC., radiator and window.

BEDROOM NO. 4

3.04m(10'0'') x 2.80m(9'2'') max into alcovewith stairs rising to the attic, wall light point, radiator, TV aerial point, telephone point, pretty side window with leaded panes and coloured glass.

Oak stairs with handrail lead to:-

ATTIC LANDING

with old boarding.

ATTIC ROOM

2.88m(9'5'') x 2.46m(8'1'')in need of some attention with window and exposed purlins. Water connected. Door to:

FURTHER ATTIC SPACE

with electric light, exposed purlins and roof trusses and timbers, and two windows. Providing extensive storage or additional living accommodation, subject to necessary consents being granted.

OUTSIDE

DOUBLE GARAGE

constructed in brick with a pitched tiled roof and having power and water.
NOTE: Planning permission has been granted to extend the garage block to provide additional accommodation.

LARGE LOG STORE

adjoining with tiled roof.

SINGLE GARAGE

at entrance to driveway, of brick and tile construction with power connected.

THE GARDEN

has a southerly aspect, two greenhouses with power, two large garden sheds, one with power, five outside taps.
The whole extending to 0.85 acres.

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The gardens to The Old Well House are delightfully secluded. Extensive lawns are surrounded by mature herbaceous beds with a great variety of flowering shrubs and trees.
A paved path meanders through the shrubbery to THE OLD WELL which produces a constant stream of water out to a traditional stone feature outside the stone boundary wall of the property, at street level.

SMALL ORCHARD

with apple, pear, damson and plum trees.

KITCHEN AND HERB GARDEN

SIDE GARDEN

fronting to the lane, generally crazy paved with some flower beds and ornamental trailing pear trees.

GENERAL INFORMATION

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 National Criminal Intelligence Service.
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 electricity, water and drainage are understood to be connected to the property. Central heating is provided by an 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 Old Well House, Binton, Stratford upon Avon, CV37 9TN

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 town centre, proceed west along Evesham Road (B439) for approximately four miles. Turn right towards Binton immediately before the Welford on Avon turn. On entering the village, The Old Well House is the first house on the left hand side immediately before Church Bank, which is on the right hand side.
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