A stunning Grade II Listed family home with a separate cottage in an elevated position with a panoramic view across the valley
* Glazed Entrance Hall * Vaulted Family Kitchen/Breakfast Room * Cloakroom * Ground Floor Bedroom with En Suite Bathroom * Sitting Room * Cellar * Dining Room/Second Sitting Room * Utility Room * Master Bedroom with En Suite Shower Room * Two Further Bedrooms * Family Bathroom * SEPARATE COTTAGE with Sitting Room, Breakfast Room/Kitchen, Shower Room and Two Bedrooms * Substantial Oak Framed Garden Room * Garaging * Landscaped Gardens

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.

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.

Ardens Grafton is a pretty hamlet set in attractive Warwickshire countryside. Temple Grafton is adjoining having a primary school and historic church. Good local amenities are available in Alcester, whilst the larger historic town of Stratford upon Avon offers comprehensive shopping and educational facilities.

Stratford upon Avon is a popular market town offering excellent shopping, sporting, cultural, social and recreational facilities. It is within easy reach of many of the major centres of the Midlands and the Cotswold escarpment is close by. Junction 15 of the M40 motorway is approximately 10 miles distant at Warwick, enabling good communications to London and the South, and Birmingham and the North.

The Old Forge is an exquisite Grade II Listed family home, which has been completely refurbished to an exacting standard, in an elevated position with panoramic views across the valley. It is set within the Conservation Area.

* New double glazing throughout
* New roofs in majority of areas
* 'Apropos' glass and powder coated aluminium link between the former Forge and the House
* Re-plumbed, re-plastered and re-wired to include audio and visual wiring - the Bang & Olufsen equipment may be available by separate negotiation
* Sky satellite dish with HD wiring
* Exceptional Lighting throughout installed to complement traditional features
* LED lighting to steps inside and to the house.
* The house and ancillary accommodation have alarm systems and there are hard wired smoke detectors in the Main House.
* Individual thermostat zoning with underfloor heating to certain areas
* Solid oak doors throughout
* Oak flooring to the first floor
* Miele kitchen and utility units
* Ideal Standard White Range and Vitra sanitaryware
* Electrically operated gates to the courtyard parking

The accommodation more particularly comprises:-

ON THE GROUND FLOOR

GLAZED ENTRANCE HALL

7.54m(24'9'') x 1.44m(4'9'')forming the link between The Forge and the Main House, matwell, exposed stone work, limestone floor with underfloor heating, and archway to:-

KITCHEN/BREAKFAST ROOM

5.94m(19'6'') x 4.43m(14'6'')The original Blacksmith's Forge. With tall vaulted ceiling, exposed roof trusses and timbers, remote controlled Velux roof lights, exposed stonework and brickwork, white Miele kitchen units with granite work surfaces, granite splashbacks and granite sill, double ceramic Kohler sinks with stainless steel tap with spray facility, brushed chrome spotlights, limestone floor with under floor heating. Redfyre cast iron two oven oil fired Range Cooker, Bosch kitchen appliances including combination microwave, oven and grill, glass and stainless steel extractor, 4-Zone induction hob. Miele stainless steel coffee machine, integrated dishwasher, space and plumbing for American style fridge/freezer.

Situated off the Hall is a:-

GROUND FLOOR CLOAKROOM

with contemporary white suite of pedestal wash basin, low level WC., windows on two sides, column radiator, mirror, limestone floor with underfloor heating.

BEDROOM

4.18m(13'9'') x 2.95m(9'8'')Formerly the Blacksmith's shop. With vaulted ceiling, fine exposed roof timbers, wall mounted original horse tethering rings and the original door to the Forge, window to front, exposed stone and brick walls, two Velux roof lights, oak floor with underfloor heating.

LUXURY EN SUITE BATHROOM

with double ended large white bath, mixer tap and shower attachment over, glass feature tiling, pedestal wash basin, limestone floor, underfloor heating, column radiator.

SITTING ROOM

7.27m(23'10'') x 4.65m(15'3'') into inglenookSteps down from Entrance Hall, part vaulted ceiling with Velux roof light, exposed ceiling timbers, flagstone floor, exposed brick inglenook fireplace with slate hearth and multi-fuel stove and concealed lighting. Built in Oak cupboards. Partial underfloor heating and column radiator. Door to:

FRONT HALL

with original front door, exposed wall and ceiling timbers, flagstone floor, original stripped cupboards, column radiator.

CELLAR

3.83m(12'7'') x 3.42m(11'3'')Head height of 2.02m (6'7) with flagstone floor, glazed vent, exposed stone and brick walls. Oak cupboards enclosing fuse box and timer switches.

DINING ROOM/SITTING ROOM

4.01m(13'2'') x 3.36m(11'0'')with windows to front and side with views over the valley, exposed ceiling timbers, flagstone floor, multi-fuel stove, inset brick fireplace, stone arch and slate hearth, and column radiator.

UTILITY ROOM

3.28m(10'9'') x 1.86m(6'1'')with oak stable door, Miele units in white high gloss, space for washing machine, space for tumble dryer, water softener unit, Worcester Bosch oil-fired boiler and Megaflow unit. Granite effect work surfaces with marble tiles over, Blanco sink and drainer, flagstone floor, matwell, underfloor heating.

From the FRONT HALL an oak balustraded staircase rises to:-

THE FIRST FLOOR

LANDING

with vaulted ceiling, Velux roof light, oak floor and double doors to wardrobe cupboard. Hatch to boarded roof space with power and light.

MASTER BEDROOM

4.02m(13'2'') x 3.34m(11'0'')with window to front and window to side with a superb distant view across the valley, oak floor, column radiator, cast iron fireplace and door to:

EN SUITE SHOWER ROOM

with white suite having pedestal wash basin, WC and double Matki shower cubicle with chrome Trevi shower, upright radiator, vaulted ceiling with exposed timbers, feature glass tiling, partly tiled walls, and oak cupboard. Electric underfloor heating.

BEDROOM

4.11m(13'6'') x 2.97m(9'9'')with column radiator, oak floor, exposed brick chimney breast with shelving to either side, oak wardrobes, exposed wall timbers.

FAMILY BATHROOM

with white suite of WC, pedestal wash basin and panelled bath with chrome Trevi shower, Matki screen, feature glass tiling, recessed glass shelving, exposed vaulted roof and ceiling timbers, mirror with light, towel rail and electric underfloor heating.

BEDROOM

3.28m(10'9'') x 2.77m(9'1'')with column radiator, oak floor, oak shelf and colour glazed window feature.

* * * * * * * * * *

SUBSTANTIAL GARAGE

5.00m(16'5'') x 3.51m(11'6'')5.60m(18'4) max.
constructed in brick with a pitched tiled roof, Worcester Bosch oil fired boiler, ample storage space, external PIR lighting. Outside tap. Courtesy door to the side.

SEPARATE COTTAGE

Constructed in brick with a pitched tiled roof and with views across the valley at the rear. Oak front door opening to:-

SITTING ROOM

5.41m(17'9'') x 3.90m(12'10'')with laminate floor, traditional and spiral staircases rising to first floor, two upright column radiators and pair of oak and glazed doors through to:-

BREAKFAST ROOM/KITCHEN

3.90m(12'10'') x 2.77m(9'1'')with range of base and wall cupboards, stainless steel fronted oven, four ring electric hob and stainless steel multi-speed extractor, space for refrigerator, space and plumbing for washing machine/tumble dryer and space for slimline freezer. Window and oak stable door to decking area overlooking the valley, upright column radiator.

INNER HALL

with oak door to Garage, oak door to understairs storage.

SHOWER ROOM

with white WC, pedestal wash basin and wet room shower with Trevi shower fitment, shower screen, glass feature tiling, wall tiling, window, upright towel rail, integrated glass shelving.

A spiral staircase leads to the:

FIRST FLOOR

BEDROOM

8.15m(26'9'') x 2.47m(8'1'')with sloping eaves, laminate floor, window, bedside light fittings, Velux roof light, alcove with shelf and lighting.

A second staircase rises to the:

BEDROOM

2.56m(8'5'') x 2.41m(7'11'')with sloping eaves, pine vaulted ceiling, Velux roof light, white column radiator, storage cupboards to eaves.

* * * * * * * * * *

OUTSIDE

To the rear of the principal residence is an:

OAK FRAMED GARDEN ROOM

6.89m(22'7'') x 3.13m(10'3'')A superb building overlooking gardens with stone and brick elevations and pitched tiled roof. Oak doors and windows, vaulted ceiling, exposed brick and stone walls. Wall mounted column radiator, hot and cold water taps, slate floor.

GARDENS

The gardens are approached by a gate from the lane. Electrically operated double gates open to a COTSWOLD CHIPPING COURTYARD. Oil tank and bin store. Herbaceous and flower borders, paved terrace, path to the lawned and part walled front garden. Ornamental pump, external lighting, cold water taps. The lower lawned garden has a crazy paved raised terrace with steps to the terrace beside the Garden Room.

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Within the garden there are plum, pear, damson and apple trees, planted blackthorn, hazel and hawthorn hedges, post, rail and wire netted fences providing a good level of privacy and security. Greenhouse.

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: All mains services are understood to be connected to the property. A telephone line is connected subject to the usual transfer regulations.
Council Tax: We understand the property is currently placed in Band E for council tax purposes (Stratford on Avon District Council).
Postal Address: We understand the correct postal address of the property is The Old Forge, Ardens Grafton, Alcester, B49 6DS

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 before turning right at Cranhill signposted to Temple Grafton. Continue along this lane for approximately one mile before turning right at the crossroads (at the Golden Cross Public House). Continue to the T junction in the centre of Ardens Grafton and turn left. The Old Forge will be found a short way along on the right hand side.
Viewing: Strictly by prior appointment through the agents John Shepherd & Vaughan 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.
John Shepherd Conveyancing: Very competitive fixed price rates agreed with our panel of local, experienced and well respected solicitors. Please contact this office for further details or email enquries@johnshepherdconveyancing.com
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.

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 on 01564 786626.
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.

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