An elegant and spacious Grade II Listed Georgian farmhouse set in secluded landscaped gardens of almost half an acre with far reaching views over open countryside
* In a most appealing semi-rural location * Approximately three miles to the west of Stratford town centre * Porch * Reception Hall * Cellar * Sitting Room * Dining Room * Spacious Farmhouse Kitchen * Cloakroom * Music Room/Office * Master Bedroom with En Suite Bathroom * Three Further Bedrooms * Family Bathroom * Double Garage * Secluded Gardens

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 shopping, fine restaurants and inns, and excellent sporting and recreational amenities, including golf courses, swimming pool and leisure centre, National Hunt racecourse. The north Cotswold Hills are at hand.
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.

Access is to the rear of the house, which is approached from the tarmacadam driveway to the side. There is a double brick built and tiled garage in the substantial side garden.

Access to the front of the property is through the adjoining attractive conversions of barns from Lower Binton Road. There is a lawned front garden with brick wall to the front.

Lower Binton Farmhouse is particularly spacious and contains many original traditional features . It is constructed in brick with pitched slated roof and has handsome elevations to both front and rear. The property is Georgian in origin and is more particularly described as follows:

Pedestrian access from a side gate in a blue lias stone garden wall over a terrace to:-

THE GROUND FLOOR

PORCH

With pitched tiled roof and vertical uprights and panelled black and white panelled door leading into the:

THROUGH RECEPTION HALL

with grey tiled floor. The rear portion of the hall has a timber Georgian slender balustraded staircase rising to the first floor. Radiator and door and stone steps leading down to:

CELLAR

with two chambers:-

FIRST CHAMBER

having Wilmcote flagstone floor, stone benches surrounding, exposed ceiling timbers and arched brick wine racks. Vent for tumble dryer.

SECOND CHAMBER

with Wilmcote flagstone floor, exposed ceiling timbers, Firebird condensing oil fired central heating boiler with stone benches around the perimeters.

REAR HALL

with part panelled door with glazing to the upper half, high level window providing additional lighting, stairs rising to First Floor and old stripped pine door leading in to:-

SITTING ROOM

4.89m(16'1'') x 4.86m(15'11'')With fireplace, stone hearth and Morso wood burning stove, two radiators, decorative dado rails, windows to side and rear with shutters.

An old pine door from the Hall to:-

DINING ROOM

5.46m(17'11'') x 3.27m(10'9'')with two sash windows with shutters to the rear overlooking the lawned and secluded gardens, radiator, corner brick fireplace, exposed ceiling timbers, ceiling light point, hatch to kitchen and old pine door leading to the:

SPACIOUS FARMHOUSE KITCHEN

5.82m(19'1'') x 5.45m(17'11'')with tall ceiling and Wilmcote flagstone floor, exposed ceiling timbers, arched inglenook with quarry tiled hearth, range of light oak base units with light work surfaces, 1½ bowl inset sink unit, wall cupboards, old fitted original cupboards at high level and beneath in old pine, window overlooking lawned gardens to the front, original sliding pine shutters.

FRONT HALL

with radiator, part glazed and part panelled double opening front doors to outside leading from pitched tiled porchway with decorated vertical columns.

CLOAKROOM

with low level WC, wash basin and tiled splashback, extractor fan and hatch.

MUSIC ROOM/OFFICE

4.87m(16'0'') x 4.26m(14'0'')with old slate fire surround and tiled hearth, windows to side and front with shutters, radiator.

Balustraded staircase rising to:-

THE FIRST FLOOR

LANDING

with hatch to roof space with potential for additional accommodation, subject to the usual consents. Deep shelved store cupboard.

BEDROOM

5.03m(16'6'') x 4.99m(16'4'')with radiator, sash window, original fireplace comprising cast iron insert decorative grate and slate surround.

BEDROOM

4.91m(16'1'') x 4.35m(14'3'')with radiator, built in wardrobe cupboards and central dressing table unit with shelves over, polished boarded floor, original fireplace comprising decorative cast iron grate and slate surround.

MASTER BEDROOM

5.49m(18'0'') x 4.45m(14'7'')with original polished stone fireplace with decorative cast iron grate, radiator , narrow shelved cupboards adjoining chimney breast and old pine door in to

EN SUITE BATHROOM

with panelled bath with Mira 723 shower attachment above, pedestal wash basin, low level WC., partly tiled walls, radiator, window to west.

BEDROOM

4.92m(16'2'') x 3.40m(11'2'')with built in fitted wardrobes and two radiators. Second door to Landing. Potential to divide into two rooms.

FAMILY BATHROOM

with panelled bath having Mira 723 wall mounted shower above, pedestal wash basin, low level WC., radiator, chrome ladder towel rail, tiled cosmetic shelf, Airing Cupboard with shelving and insulated cylinder.

OUTSIDE

DOUBLE GARAGE

of brick and tile construction.with electric light and power.

GARDENS

The grounds are quite delightful and generally south facing and secluded with tall hedging and open countryside views to the south. There is a brick built summer house with pitched and hipped tiled roof. Well stocked vegetable garden, fruit trees, herbaceous beds and borders. There is an additional area of garden, with low picket fence with wood store and timber garden shed. Blue lias stone wall to part of the garden and a giant redwood tree.

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REAR ELEVATION

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 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: Mains water, electricity and drainage are understood to be connected to the property with oil fired central heating installed. 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 Lower Binton Farm House, Binton, Stratford upon Avon, CV37 9TQ

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 town centre, proceed out along Evesham Rod and after about two and a half miles turn right signposted to Lower Binton. After about 150 metres, turn right on to a tarmacadam drive and Lower Binton Farm House drive is to be found after approximately 50 metres 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.