Outstanding and beautifully appointed barn conversion
3 first class reception rooms *Modern breakfast kitchen *Ground floor bedroom with bathroom *Master bedroom, dressing room and en suite *3 further bedrooms *Family Bathroom *Outstanding detached leisure complex with gym, garden room, wet room, sauna, kitchen, hot tub and terrace *Detached garage

FLOOR LAYOUT PLAN

ANNEX FLOORPLAN

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

Balsall Common is a delightful village some seven miles from Solihull town centre. The village sits amidst delightful countryside and enjoys excellent local amenities, all of which contribute to a real sense of community. There is outstanding schooling for all age groups, together with a regular bus and train service, both of which afford easy and convenient access to Coventry, Leamington Spa and, of course, Birmingham City Centre. Balsall Common is well placed to benefit from the superb Midland's motorway network and Birmingham International Airport.

The Old Granary falls within the parish of Berkswell and therefore benefits from being in the catchment area for both Berkswell and Balsall Common schools and is well placed for access to both Berkswell and Balsall Common villages. The property comprises a discreetly situated barn conversion which the present owners have refurbished to a particularly high standard using bespoke materials which include oak floors, oak doors, and oak joinery. All windows are hardwood framed and double glazed with most attractive antique pewter ironmongery to the windows and doors and pewter light switches and socket outlets, plus reclaimed cast iron radiators and Farrow and Ball painted wall finishes.

The accommodation is exceptionally appealing offering a wonderful blend of character and contemporary with a newly installed bespoke kitchen/breakfast room with hand finished units and quality contemporary sanitary ware and features a welcoming character reception hall with guest cloakroom and utility leading off, beautifully proportioned drawing room with sandstone inglenook fireplace with delightful cast iron wood burning stove, separate dining room, inner hall and sitting area, light and airy kitchen/breakfast room, family room plus very useful ground floor bedroom wing with bathroom. On the first floor and approached via an oak staircase is the principal suite with double bedroom, dressing room and walk in wet room en suite, three further bedrooms and family bathroom.

Of special note is the recently built detached leisure complex which encompasses a large gym/recreation room, garden sitting room, wet room with sauna and kitchen, plus an adjoining garden store with timber decked forecourt and cedarwood hot tub. In addition there is a detached double garage, large natural pond and good sized lawned gardens with open aspect to the rear.
In essence therefore, the present owners have carried out a beautiful refurbishment programme with no expense spared to create an elegant home of immense character and warmth.

The property is approached through double wrought iron gates which give access to the block paved driveway which leads round to the garage block. To the front of the property is a lawned foregarden and paved pathway.
The accommodation is fully alarmed and arranged as follows:

ON THE GROUND FLOOR

Wide oak front door with inset leaded light and stained glass panel leading into:

CHARACTER RECEPTION HALL

2.72m(8'11'') x 3.64m(11'11'')with oak flooring and skirtings, fine exposed original oak roof trusses, cast iron radiator, Velux double glazed roof light, window to front and door into:

UTILITY ROOM

having checker plate flooring, cast iron radiator, original exposed roof trusses, range of fitted units with polished granite work tops with space and plumbing for washing machine and tumble dryer with courtesy doors. Adjacent central heating boiler with courtesy door, stainless steel Belfast sink with mixer tap, double door shelved wall cupboard and three quarter height double and single door broom/storage cupboards. High level storage area, stable door to outside and windows to the front.

FITTED CLOAKROOM

having matching checker plate flooring, white contemporary suite comprising circular wash hand basin with chrome tap, attractive Fired Earth glass tiled splashback, low level w.c. with matching glass tiled splashback and oak shelf above. Extractor fan and wall light point.

DRAWING ROOM

4.98m(16'4'') x 7.02m(23'0'')having an oak floor with matching skirtings, wide Sandstone inglenook fireplace with flagstone hearth, fitted cast iron wood burning stove, log hatch to outside log store, oak beam and mantel over. Two cast iron radiators, three wall light points, windows on two sides with matching french doors leading on to the rear garden.

LIGHT & AIRY KITCHEN/BREAKFAST ROOM

KITCHEN/BREAKFAST ROOM

3.63m(11'11'') x 7.36m(24'2'')having a range of hand painted units with oak work tops and built in base cupboard and drawers. Fitted matching open china and glass display shelves above with down lighting. Elica stainless steel extractor above with down lighting and glass splashback below. Inset digital stainless steel scales and storage cupboard below. Central island unit with polished granite work surface including inset stainless steel sink with contoured drainer, chrome LED Gessi mixer tap above and adjacent central drainer with boiling and cold filter taps. Base cupboard below, Caple wine fridge and integrated Electrolux dishwasher. Limestone flooring to the whole area with underfloor heating, recessed ceiling halogen lighting.

Breakfast area with fitted handpainted bench seating to one wall with lift up storage facility. Two sets of french doors leading on to the garden and full height windows providing an abundance of light to the whole area.

RECEPTION/SITTING HALL

2.18m(7'2'') x 5.20m(17'1'')with matching oak flooring, four wall light points, full height windows and opening central doors to the front. Cast iron radiator and oak door through into:

EXCELLENT DINING ROOM

4.98m(16'4'') x 4.54m(14'11'')with oak floor and skirtings, two cast iron radiators, window and matching french doors leading on to the garden. Oak door into:

FAMILY ROOM/DEN

4.89m(16'1'') x 3.39m(11'1'')with two cast iron radiators, four wall light points, windows to front, provision for wall mounted television, exposed ceiling beams and door into:

GROUND FLOOR BEDROOM WING GUEST SUITE comprising:

DOUBLE BEDROOM TWO

4.70m(15'5'') x 3.37m(11'1'')with cast iron radiator, two windows to the front, exposed ceiling beams.

ADJACENT BATHROOM

having a white contemporary suite comprising roll top bath with central tap and hand held pop up shower fitment, circular wash hand basin with chrome tap set on Wenge cosmetic stand, combined old style radiator and chrome towel rail, limestone floor and wall tiling to full height. Recessed chrome ceiling halogen lighting, exposed ceiling beams, window to the front.

An oak staircase with oak banister rail and steel rods leads to:

ON THE FIRST FLOOR

SPLIT LEVEL LANDING

with central walk through gallery overlooking the hall, high ceiling with superb roof trusses, oak doors leading off to:

PRINCIPAL BEDROOM SUITE

offering bedroom, dressing room and en suite bathroom and comprising:

BEDROOM

5.00m(16'5'') x 3.33m(10'11'')having high ceiling with exposed beams, windows on two sides, cast iron radiator and door to:

WALK IN WET ROOM

having matching limestone floor and wall tiling to full height. Shower area having chrome drench shower rose and hand held shower fitment, tiled cosmetic shelf, contemporary free flow wash hand basin with chrome taps and wall hung low level w.c. with concealed cistern. Chrome ladder radiator, recessed ceiling halogen lighting, exposed wall and ceiling beams and double glazed roof light.

WELL EQUIPPED DRESSING ROOM

having range of oak framed fitted furniture comprising two double door wardrobes with storage cupboards over and drawers under, adjacent gentlemans wardrobe with shelves to one side and fitted dressing table unit with knee hole and three drawers to either side. Two wall light points, cast iron radiator, exposed ceiling beams, Velux double glazed roof light and hatch to roof space.

BEDROOM FOUR

5.72m(18'9'') x 2.76m(9'1'')with low level windows providing views over the garden and fields beyond. Fine exposed wall and ceiling timbers, cast iron radiator, two wall light points.

BEDROOM FIVE

2.64m(8'8'') x 4.77m(15'8'')with high ceiling having mezzanine floor ideal for children's bed with ladder. Window to rear, additional Velux double glazed roof light, cast iron radiator and built in airing cupboard with insulated hot water cylinder and immersion heater. Exposed wall and ceiling timbers.

BEDROOM THREE

2.96m(9'9'') x 4.76m(15'7'')with exposed wall and ceiling beams, window to rear, cast iron radiator.

FAMILY BATHROOM

having a Heritage suite in white comprising shaped pedestal wash hand basin with chrome taps, oak panelled bath with chrome mixer tap and hand held shower fitment with ceramic tiling surround. Low level w.c., oak floor, old style radiator and chrome towel rail. Recessed ceiling halogen lighting, double glazed roof light, exposed ceiling beam. Pewter shaver point.

OUTSIDE

LEISURE COMPLEX

To the rear of the property is a first class brick and tile LEISURE COMPLEX offering GARDEN ROOM, SUPERB GYM, WET ROOM WITH SAUNA & KITCHEN, all fully alarmed and comprising:

Double doors with matching side windows leading into:

GARDEN ROOM

5.09m(16'8'') x 4.15m(13'7'')with oak flooring and skirtings, reclaimed brickwork to the rear wall, high apex ceiling with exposed trusses, wall mounted contemporary electric fire and opening through into:

GYM

5.09m(16'8'') x 7.12m(23'4'')with matching oak floor and skirtings, exposed reclaimed brickwork, high apex ceiling with recessed ceiling halogen lighting and exposed roof trusses. T.V. aerial point, two contemporary stainless steel tubular electric radiators and two sets of opening doors with matching windows which lead on to the forecourt and enjoy views over the garden.

WALK IN WET ROOM & SAUNA

3.17m(10'5'') x 3.46m(11'4'')having natural limestone floor and wall tiling to full height, walk in shower with Mira chrome fitted shower unit, contemporary wash hand basin with mixer tap, low level w.c., chrome ladder radiator, recessed ceiling halogen lighting and Tylo fitted sauna with internal fitments and controls. Underfloor heating.

FITTED KITCHEN

3.48m(11'5'') x 1.69m(5'7'')having lead basalt flooring, stainless steel fitted work top and splashback with inset sink, mixer tap and boiling and cold filter tap. Range of cupboards and drawers below, integrated refrigerator and range of wall cupboards above. Recessed ceiling halogen lighting, doors and windows opening on to the garden.

ADJOINING GARDEN STORE

5.19m(17'0'') x 2.96m(9'9'')with natural hardwood double doors to the front, strip lighting and cold tap.

DECKED PATIO AREA

To the front of the leisure complex is a timber decked patio area with inset lighting, rustic arbour over and raised steps and gallery with circular cedarwood hot tub.

DETACHED DOUBLE GARAGE

6.20m(20'4'') x 6.98m(22'11'')of brick and tile construction having two sets of hardwood double doors to the front, roof storage space, fitted strip lighting and power supply. Adjacent to the garage is a gate giving access to concealed area for storage of bins and the oil storage tank.

GARDENS

The Old Granary is set in good sized gardens which are laid mainly to lawn with paved garden terrace, block paved driveway, evergreen and shrub borders and variety of fruit trees including plum, apple and cooking apple. In addition there is an old hen house with tiled roof ideal for storage plus a tree house.

Leading through a picket gate at the front of the property is a wildlife pond, half of which is the ownership of The Old Granary and to the front is a lawned sitting area with close boarded low fence and laurel hedgerow. The pond contains a variety of fish and wild fowl.

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. 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. Drainage is to a shared private system and heating is by way of an oil fired system.
Local Authority: Solihull Metropolitan Borough Council.
Postal Address: The correct postal address of the property is understood to be The Old Granary, Hob Lane, Balsall Common CV7 7GX.
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 office of John Shepherd in Station Road, Balsall Common, turn left and proceed to the island in the centre of the village and turn left on to the A452 Kenilworth Road. Turn left at the traffic lights into Kelsey Lane, first right into Windmill Lane and first left into Hob Lane. Proceed down Hob Lane and then turn left by the signpost called Beanit Farmhouse into the shared driveway. Proceed past Beanit Farmhouse and then bear right into the entrance drive to The Old Granary.

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