A most attractive detached family residence situated in the heart of this much sought after Warwickshire village and featuring well appointed accommodation set in delightful landscaped gardens.
* Reception Hall * Cloakroom * Sitting Room * Drawing Room * Study * Dining Room * Kitchen/Breakfast Room * Utility Area * Landing * Master Bedroom with En Suite Bathroom * Guest Bedroom with En Suite Bathroom * Three Further Bedrooms * Family Bathroom * Double Garage * Landscaped Garden

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.

Welford on Avon lies on the banks of the River Avon, on the borders of Shakespeare country, the north Cotswolds and the Vale of Evesham. It is well placed for access to the major Midland towns of Coventry, Birmingham, Redditch and Leamington Spa, as well as having good rail links with London from nearby Honeybourne. Its population has doubled during the last twenty years, but careful planning has kept the village comparatively unspoilt, which is a major factor in its considerable popularity as a residential location.
Day to day shopping can be carried out in the village, which has one general store, butcher, three public houses, as well as a primary school and Church, the village is well served to local needs and is only four miles south west of Stratford upon Avon.
In addition, Junction 15 of the M40 motorway is about ten miles away and the NEC, Birmingham International Airport and Railway Station are all within comfortable driving distance.

Oak Tree House is approached over a shared stone-chipping driveway leading off from Welford on Avon High Street. Accessed via electric gates, Oak Tree House is one of two executive residences, constructed in 1997 by Messrs. Crosby Homes to an exacting standard. Oak Tree House sits within delightful southerly aspect gardens offers excellent accommodation with garage bloc and ample parking provision. To the front a stone chipping driveway borders onto lawn, with hedgerow border and mature plants. A pathway flanked by flower beds leads to the front door, and to the side, a gate gives access to the rear garden.

This beautifully presented light and airy property is approached over a stone chipping driveway leading to a paved pathway which gives access to:-

THE GROUND FLOOR

PORCH

with pitched tiled roof, exterior light and heavy wood glass panelled front door with leaded light windows to either side leading to:-

RECEPTION HALL

with decorative coving to ceiling, three ceiling light points, decorative ceiling rose, two radiators, window to front, stairs leading to the first floor and doors leading off. Door into wine store/storage room with coving, ceiling light, fuse box and terracotta tiled floor. Archway to Rear Hall, off which leads:-

CLOAKROOM

with low level WC., wash basin in vanity unit with cupboards beneath, leaded light obscured glazed window to front, recessed ceiling spotlights, radiator, coving to ceiling, extractor fan, partly tiled walls.

DRAWING ROOM

4.90m(16'1'') x 5.56m(18'3'')with panelled glass double doors from the reception hall, leaded light window to front, two radiators, two ceiling light points with decorative roses, french doors with side windows leading out to the sun terrace, feature deep inglenook brick fireplace incorporating heavy beam over, quarry tiled hearth and freestanding fireplace with heavy metal flue, inset spotlights and heavy wooden mantel over. Decorative coving to ceiling, two extractor vents, dimmer switch lighting control.

SITTING ROOM

5.18m(17'0'') x 4.11m(13'6'')with decorative coving to ceiling, two ceiling light points, dimmer switch lighting control, leaded light window to front, french doors opening to side garden, radiator, two air vents, fireplace with wooden surround and tiled hearth.

STUDY

3.33m(10'11'') x 3.20m(10'6'')with panelled glass door leading from the reception hall, ceiling light point, leaded light window to rear, double doors opening to sun terrace, radiator and coving to ceiling.

DINING ROOM

4.37m(14'4'') x 3.66m(12'0'')with panelled glass double doors from the reception hall, ceiling light point with decorative rose, decorative coving to ceiling, double doors opening to sun terrace with leaded light windows to either side, radiator.

KITCHEN/BREAKFAST ROOM

5.74m(18'10'') x 4.55m(14'11'')An L shaped room with coving to ceiling, ceiling light point, recessed ceiling spotlights, leaded light windows to front and side, french doors with side windows opening to sun terrace, work surfaces with double sink unit having mixer tap, integrated Neff four ring ceramic hob with extractor hood over, double oven with grill, integrated microwave, range of base and wall cupboards, integrated dishwasher. Partly tiled walls, integrated fridge and freezer, central island unit with worksurface, low level cupboards and drawers. Two radiators, natural stone tiled floor and door leading to:-

.

UTILITY AREA

with leaded light window to side, ceiling light point, coving to ceiling, radiator, partly tiled walls, door to rear, integrated fridge and freezer, space for washing machine and range of base cupboards, natural stone tiled floor.

A wide staircase rises from the Reception Hall to:-

THE FIRST FLOOR

LANDING

approached by a staircase from the reception hall having stained wood balustrade, landing with window to front, three ceiling light points with decorative roses, loft hatch access, double doors opening to Airing Cupboard housing the immersion heater and slatted shelving.

MASTER BEDROOM

5.59m(18'4'') x 5.64m(18'6'')narrowing to 10'0
with leaded light windows to front and rear, two radiators, coving to ceiling, two ceiling light points, two double wardrobes with hanging rail and shelving. Door leading to:-

EN SUITE BATHROOM

with walk-in shower cubicle with opening door, limed oak panelled bath with shower attachment over, low level WC, bidet, wash basin in vanity unit with cupboards beneath, terracotta tiled floor, coving to ceiling, leaded light obscured glazed window to rear, partly tiled walls, radiator, recessed ceiling spotlights and extractor fan.

GUEST BEDROOM

5.46m(17'11'') x 5.21m(17'1'')narrowing to 9'9
with leaded light windows to front and rear, two radiators, two double fitted wardrobes with hanging rail and shelving, two ceiling light points, coving to ceiling, recessed ceiling spotlight and door leading to:-

EN SUITE BATHROOM

with limed oak panelled bath having wall mounted shower over and screen, low level WC., wash basin in vanity unit with cupboards beneath, shaver point, tiled floor, coving to ceiling, three recessed ceiling spotlights, extractor fan, leaded light obscured glazed window to front, radiator, partly tiled walls, radiator.

BEDROOM NO. 3

4.57m(15'0'') x 2.97m(9'9'')with coving to ceiling, leaded light window to rear and side, double wardrobe with hanging rail and shelving, ceiling light point, radiator.

BEDROOM NO. 4

4.65m(15'3'') x 3.38m(11'1'')with leaded light window to rear, ceiling light point, coving to ceiling, double wardrobe with hanging rail and shelving, radiator.

BEDROOM NO. 5

3.51m(11'6'') x 2.84m(9'4'')with coving to ceiling, leaded light window to rear, ceiling light point, double wardrobe with hanging rail and shelving, radiator, fitted shelving and bookcase.

FAMILY BATHROOM

with large walk in shower with sliding door, low level WC., limed oak panelled bath with mixer shower, wash hand basin in vanity unit with cupboard beneath, leaded light obscured glazed window to side, partly tiled walls, coving to ceiling, recessed ceiling spotlights, radiator, tiled floor, shaver point.

OUTSIDE

DOUBLE GARAGE

5.97m(19'7'') x 5.74m(18'10'')of brick construction with pitched tiled roof and having having two up and over doors one being electrically operated, power and light, courtesy door to rear.

GARDEN

with a southerly aspect, the substantial and very well tended gardens of Oak Tree House provide a pleasant and mature mix of trees, well stocked beds and herbaceous borders surrounding a central lawned area. There is ease of access from all ground floor rooms of the house, each room having french doors leading out to the gardens and paved sun terrace - ideal for outdoor living. A pathway arcs round to the top of the rear garden leading to a delightful, naturally shaded, paved patio area which looks back towards the property, over the central lawn and on to the kitchen garden area. The lawn continues back round the house opening on to a westerly aspect lawn with a small patio area, ideal for enjoying the evening sun. This patio is also approached from the house through french doors leading from the Sitting Room.

SUN TERRACE

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 H for council tax purposes (Stratford on Avon District Council).
Postal Address: We understand the correct postal address of the property is Oak Tree House, High Street, Welford on Avon, Stratford upon Avon, CV37 8EF

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 upon Avon proceed west along Evesham Road (B439) for approximately four miles before turning left signposted towards Welford on Avon. Continue into the village passing the Bell Inn on your right hand side and onto the High Street the property will be located on your right hand side and identified by our board.
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