A superbly planned and most delightfully situated individual detached residence, built to a high specification and offering excellent family accommodation, set in south facing landscaped gardens extending to 0.46 acres adjoining the parkland grounds of Goldicote Hall. Briefly - Reception Hall, fitted cloakroom, beautifully proportioned drawing room, separate dining room, study, outstanding open plan kitchen, breakfast room and living area, utility room, principal bedroom with dressing room and en suite bathroom, four further bedrooms, en suite and family bathroom. Games/recreation room/bedroom 6. Double garage. Gardener's W.C.

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

Stratford upon Avon is internationally famous through being the birthplace of William Shakespeare and home to the Royal Shakespeare Theatre, and attracts almost four million visitors a year who come to see its rich variety of historic buildings. Stratford is also a prosperous riverside market town which provides South Warwickshire with a wide range of national and local stores, fine restaurants and inns, a good choice of public and private schools 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.

Lion House occupies a first class location set amidst the parkland grounds of Goldicote Hall, just off the A.422 Stratford-upon-Avon to Banbury Road, some four miles south of Stratford-upon-Avon. The property was built some 9 years ago by Chase Homes to a high specification which includes high ceilings, concrete floor between the ground and first floor, central vacuuming system, audio visual central remote control system in the Drawing Room, Dining Room, Kitchen/living room, Bedroom1 and en suite, under-floor heating to the kitchen/living room, oak veneer internal doors, double glazed windows and oil fired heating. The property was designed in such a way so that the property takes full advantage of the southerly aspect, with garden terraces enjoying the morning, afternoon and evening sun. Set amidst the Parkland ground of Goldicote Hall, the property benefits from use of the12 acres of communal grounds which include a Rose garden and Tennis Court, ideal for family living..
Here then is an excellent family home in a most private semi-rural setting, yet only some four miles south of Stratford-upon-Avon.

The property is set back behind a double timber five bar gate which gives access to a good sized block paved driveway and the accommodation is arranged as follows:

ON THE GROUND FLOOR

TILED CANOPY PORCH

with raised flagstone step, outside lantern light, oak double doors giving access to:

RECEPTION HALL

5.71m(18'9'') x 4.55m(14'11'')with dado rail, radiator in ornamental casing, ceiling cornices, stairs leading off to the first floor and doors giving access to:

CLOAKS/STORE

with electric light.

CLOAKROOM

having a white suite comprising pedestal wash hand basin, low level w.c. Radiator, coved cornices, leaded light double glazed side window.

DRAWING ROOM

5.95m(19'6'') max x 6.55m(21'6'')This well proportioned room has attractive dressed stone open fireplace with double glazed windows to either side. Two radiators in ornamental casing, fitted ceiling speakers, glazed window to front and double french doors leading on to the terrace garden.

SEPARATE DINING ROOM

3.81m(12'6'') x 4.48m(14'8'')having radiator in ornamental casing, decorative ceiling cornices, fitted ceiling speakers, double glazed side window and double glazed french doors with side windows providing lovely garden views with fields beyond.

STUDY

2.68m(8'10'') x 3.94m(12'11'')with leaded light double glazed side and rear windows, radiator in ornamental casing.

LIVING/FAMILY/KITCHEN/BREAKFAST ROOM

A superb open plan room ideal for family living and comprising:

LIVING & DINING ROOM

4.88m(16'0'') x 10.87m(35'8'')having attractive oak floor to the whole area, brick fireplace with fitted wood burning stove and beam above. Leaded light double glazed side window and double glazed french doors with side screens opening on to the terrace and gardens with superb open farmland views.
To the dining room there are a further set of double glazed leaded light french doors with side windows opening on to the side terrace and fitted dresser unit with doors, cupboards, shelves and spice drawers matching the units to the kitchen. Fitted ceiling speakers, recessed ceiling halogen lighting and coved ceiling cornices.

KITCHEN AREA

with cream units with polished granite work tops including dark blue Aga with twin hobs, illuminated extractor above and pelmet and canopy above. Double white Belfast sink with storage cupboards below, further range of fitted base cupboard and drawer units, inset four burner Bosch gas hob with built in oven below, extractor above and shaped pelmet and mantle over. American Siemens refrigerator set into housing unit with storage cupboards above and pull out adjacent pantry rack. Built in Siemens microwave, range of wall units including plate rack. Fitted ceiling speakers, recessed ceiling halogen lighting, coved ceiling cornices and matching oak floor. Leaded light window to the front.

UTILITY

1.77m(5'10'') x 2.92m(9'7'')with oak floor, Belfast sink with polished granite work top, cupboards below, space and plumbing for appliances, tiled splashback, ladder radiator, coved ceiling cornices, double glazed window and door to the garden. Further door to the garage.

An attractive two way staircase leads from the reception hall to:

ON THE FIRST FLOOR

MINSTREL GALLERY LANDING

with decorative ceilnig cornices, dado rail, radiator in ornamental casing, leaded light window to the front and oak panelled doors leading off to:

PRINCIPAL BEDROOM ONE

6.11m(20'1'') x 6.57m(21'7'')having leaded light double glazed windows on three sides, two radiators, coved ceiling cornices, recessed ceiling speakers and door to:

WALK IN WARDROBE CLOSET

with fitted hanging rails, shelf, coved ceiling cornices and lighting.

WELL EQUIPPED BATHROOM

having a white suite comprising roll top bath set on ball and claw feet with central chrome mixer tap and hand held shower fitment. Marble topped vanity unit with twin inset wash hand basins, oak cosmetic cupboards, marble splashbacks and wide fitted dressing mirror above. Low level w.c., bidet, tiled shower cubicle with fitted chrome shower. Wall tiling to half height with rope twist tiled frieze. Ladder radiator, shaver point, coved ceiling cornices, recessed ceiling halogen lighting, fitted ceiling speakers and leaded light double glazed window.

BEDROOM TWO

6.36m(20'10'') x 3.93m(12'11'')with leaded light double glazed windows to front and rear, coved ceiling cornices, built in double door wardrobe. Door to:

EN SUITE BATHROOM

having a white suite comprising panelled bath with fitted overhead shower unit and side shower screen. Low level w.c., pedestal wash hand basin, ceramic floor tiling, ladder radiator, recessed ceiling halogen lighting. Leaded light double glazed window and shaver point.

Leading from the bedroom is

GAMES/RECREATION ROOM

6.36m(20'10'') x 2.95m(9'8'')with double radiator, leaded light window to the front, recessed ceiling halogen lighting, coved ceiling cornices, hatch to roof space with loft ladder. Rear door giving access to an external staircase.

BEDROOM THREE

3.88m(12'9'') x 4.22m(13'10'')having double door built in wardrobe, radiator and two leaded light windows overlooking the rear garden.

BEDROOM FOUR

4.28m(14'1'') x 4.56m(15'0'')with leaded light double glazed window to rear, two double door built in wardrobes, radiator and coved ceiling cornices.

BEDROOM FIVE

2.99m(9'10'') x 3.56m(11'8'')with leaded light double glazed window to front, radiator, built in wardrobe and coved ceiling cornices.

FAMILY BATHROOM

having a white suite comprising panelled bath with chrome mixer tap and hand held shower fitment. Low level w.c., pedestal wash hand basin and Porcelanosa/Grohe enclosed sauna/steam/shower cubicle with electronic multi spray jets. Ceramic floor and wall tiling. Coved ceiling cornices, recessed ceiling halogen lighting, shaver point, ladder radiator, leaded light double glazed window. Built in linen cupboard with fitted slatted shelves.

OUTSIDE

DOUBLE GARAGE

6.38m(20'11'') x 6.31m(20'8'')with twin up and over doors to the front, strip lighting and door to the garden. Euroclean central vacuum system, Grant oil fired central heating boiler and door to the utility.

ATTRACTIVE GARDENS

Most attractively landscaped gardens which enjoy an enviable sunny aspect and adjoin open fields. There are terraces on three sides of the house which take advantage of afternoon and evening sun, good sized shaped lawns, well stocked borders, millstone and pebble water feature and childrens barked play area to one side.

To the right hand side of the garage is a useful garden store which also houses the oil storage tank.

GARDENERS TOILET

with pedestal wash hand basin and low level w.c.

COMMUNAL GARDENS & GROUNDS

Beyond the boundaries of the property are the adjoining pasture and elegant grounds of Goldicote Hall. There are communal grounds and facilities which include a tennis court and access to the grounds and rose garden. The communal grounds of Goldicote Hall extend to approximately 12 acres.

GENERAL INFORMATION

HIP: HIP through the John Shepherd Hockley Heath office.
Subjective comments in these details imply the opinion of the selling Agent at the time these details were prepared. Naturally, the opinions of purchasers may differ.
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.
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.
Fixtures and Fittings: All those items mentioned in these particulars by way of fixtures and fittings are included in the sale price. Carpets, curtains and light fittings may be available by separate negotiation. Others, if any, are excluded.
Tenure: The property is Freehold with vacant possession upon completion of the purchase.

Services: Mains electricity and water are connected to the property. Central heating is by way of an oil fired system. Drainage is a via a communal Klargester system shared with the other Goldicote Hall residents (including in the Service Charge). The Aga is fired by liquid propane gas connected via the communal metered tank.
Service Charge: We understand that the current service charge extends to approximately £1,500 per annum and includes upkeep of the private driveway, drainage system, contribution to general parkland areas and tennis court.
Local Authority: Stratford upon Avon District Council.
Postal Address: The correct postal address of the property is understood to be Lion House, Goldicote Hall, Goldicote, Stratford upon Avon CV37 7NQ.
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.
Directions: From the centre of Stratford upon Avon proceed south along the A422 Banbury Road and after approximately 3 miles take the turning on the left hand side signposted Goldicote Hall. Continue down the long entrance driveway bearing right and the entrance to Lion House will be found on the right hand side.

To complete our quality service, John Shepherd is 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 Lettings and Management: If you are interested in letting out your property or are considering renting a property, please contact John Shepherd Lettings Limited on 01564 771776 or email enquiries@johnshepherdlettings.com

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 and Valuation Reports, and full Building Surveys. For professional survey and valuation advice therefore, please do not hesitate to contact our Survey Department on 01564 786626.
John Shepherd Financial Services: Independent Mortgage Advisors. Telephone: 01564 786611. E mail: enquiries@johnshepherdfs.com

John Shepherd, 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 and any person in his employment, has an authority to make or give any representation or warranty whatsoever in relation to this property.

Energy Efficiency and Environmental Impact