A substantial single storey residence, formerly a stable block, with outbuildings and set in secluded south facing gardens in a private estate
* Reception Hall * Cloakroom * Drawing Room * Dining Room * Kitchen * Deep Pantry * Three/Four Bedrooms * Family Bathroom * Garage/Store * Former Coach House * Charming Secluded Gardens with Bothy/Studio

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 a delightful town, internationally famous as the birthplace of William Shakespeare and home to the Royal Shakespeare Theatre. It attracts a substantial number of visitors who come to enjoy its rich and diverse culture. Stratford is a prosperous riverside market town, which provides a wide range of national and local shops, fine restaurants and inns, and excellent sporting and recreational amenities. These include golf courses, swimming pool and leisure centre, National Hunt racecourse, the nearby north Cotswold Hills and the benefits of the River Avon.
The town is well served by road, motorway and rail communications with regular train services to Birmingham and London Marylebone via Warwick Parkway. Junction 15 of the M40 motorway is two miles to the south of Warwick. Birmingham International Airport, the National Exhibition and Agricultural Centres and International Convention Centre are all located in under one hour's travel and other well known business centres including Warwick and Leamington Spa, Coventry, Evesham, Redditch and Solihull are all readily accessible.

Lying only two miles from Stratford upon Avon and at the side of the River Avon, the sought after village of Alveston enjoys an idyllic location, surrounded by attractive Warwickshire countryside. There are a wide range of character, period and modern cottages and houses within the village, together with an historic church, village green and the highly regarded Ferry Inn. Comprehensive local shopping facilities are readily available in Tiddington, about a mile distant.

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The Paddocks is a quite delightful and substantial Georgian residence set in a charming area of secluded garden land, which is generally south facing. Access to Alveston Leys Park is by way of a private drive and after about sixty metres, approach to the courtyard is over a gravelled driveway flanked by mature Redwood trees. The front boundary to The Paddocks is formed by a mature Laurel hedge and there are many mature trees within the lawned gardens. Brick built gate pillars give access into a tarmacadam courtyard where there is a gate to the garden and a set of detached former stables.

The Paddocks offers an ideal opportunity to refurbish and extend the existing accommodation to provide a substantial family residence, subject to the usual consents being obtained.

The property is a former stable block constructed in brick with two detailed gables to the front elevation and tall glazed and arched windows overlooking the courtyard. Steps lead up to a front door. There is a tall archway at the end of the property giving access into an open former coach house and there are two sets of tall double doors leading in to a vaulted former coach house, which is currently used as garaging and workshop.

There is a brick built and stone mounting block at the front and a part panelled and glazed front door leads from steps up into:-

RECEPTION HALL

with herringbone woodblock floor, two wall light points, ceiling light point, radiator, tall ceiling cornice, door to cloaks cupboard with coat hooks and shelving over and door to:

CLOAKROOM

with low level WC and wash basin.

INNER HALL

Off which leads door in to:

DRAWING ROOM

7.46m(24'6'') x 4.71m(15'5'')with pine traditional fireplace and marble slips on a slate hearth, window overlooking the gardens, double French doors with small panes and matching side screens leading out on to the terrace, two radiators, cornice to ceiling, two wall light points and a ceiling light point. Door to:

DINING ROOM

3.58m(11'9'') x 3.64m(11'11'')with window overlooking gardens and bow window, radiator and cornice to ceiling. Woodblock floor.

KITCHEN

3.58m(11'9'') x 3.34m(11'0'')with modern units comprising white base cupboards and drawers and granite effect work surface with sink unit and drainer, matching wall cupboards, terrazzo tiled floor, radiator, halogen lights, Neff low level oven and Neff four ring halogen hob. Part tiling above work surface, window overlooking courtyard and small paned obscured glazed door leading out on to the front terrace. Radiator , integrated Neff dishwasher and Hotpoint washing machine. Door to:

DEEP PANTRY

with shelving and access to roof space.

INNER LANDING

with deep cupboard having shelving and floor mounted central heating boiler with insulated cylinder and timer. Two wall light points.

BEDROOM NO. 1

4.07m(13'4'') into bay x 3.61m(11'10'')with fitted wardrobes having sliding mirror doors, radiator, bay window overlooking the garden to the rear, decorative wall niche with shelf and glass shelf.

BEDROOM NO. 2

3.93m(12'11'') x 2.52m(8'3'')with arched window overlooking court, wash basin, radiator and built in double wardrobe with sliding doors and cupboards over. Wall light point.

BEDROOM NO. 3

3.60m(11'10'') x 3.30m(10'10'')With window overlooking garden to the rear, radiator, cornice to ceiling, built in double wardrobe with hanging rail and shelf and cupboards over. Door into:

OCCASIONAL BEDROOM 4/STUDY

3.54m(11'7'') x 3.51m(11'6'')with window overlooking garden to the rear, radiator and cornice to ceiling.

FAMILY BATHROOM

with terrazzo tiled floor, panelled bath with shower over, fully tiled walls, low level WC., built in shaped wash basin in vanity unit with tiled shelf, wall mirror and light over.

OUTSIDE

GARAGE/STORE

9.33m(30'7'') x 3.58m(11'9'')Formerly a set of stables with two sets of double garage doors. Part vaulted ceiling and three doors leading to the courtyard with two windows.

FORMER COACH HOUSE

7.36m(24'2'') x 6.02m(19'9'')with partly vaulted ceiling, window to rear and two sets of double doors leading on to the courtyard, concrete floor and pit. Electric meters.

CHARMING SECLUDED GARDENS

There are cottage style secluded gardens with shaped lawns and mature fir and deciduous trees and a wealth of flower beds and borders. The garden is generally south facing.

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Situated in the rear garden is:

BOTHY/STUDIO

(formerly a wash house)
of original brick construction and comprising:-

ROOM NO. 1

3.78m(12'5'') x 2.75m(9'0'')with concrete floor, vaulted ceiling and brick walls

ROOM NO. 2

3.76m(12'4'') x 2.74m(9'0'')with brick floor, window and vaulted ceiling with pretty open windows at high and low level. Exposed timbers.

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REAR ELEVATION

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 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 The Paddocks, Alveston Leys, Alveston, Stratford upon Avon, CV37 7QN

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 our office in Stratford head south out over the bridge taking the first left onto Tiddington Road continue for just over a mile into Tiddington. Continue through Tiddington where the road will become Main Street. Follow the road for around half a mile bearing left onto Alveston Lane continue straight bearing left at the T junction and follow the road round to the right, the entrance to Alveston Leys will be found on the right hand side. Continue along the private road, the property can be located on the left 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