Kennel Hill Cottage, Bridge Road, Butlers Marston, CV35 0ND £360,000

DINING KITCHEN Comprising base cupbaords and glazed wall display unit, solid wood work surface, Belfast sink, recess with Rangemaster cooker and exposed timber over, ornamental fireplace, two double glazed windows to front aspect with oak window seats, third double glazed window to front with oak sill, tiled flooring, space for fridge freezer, radiator and steps up to utility. UTILITY Double glazed window to rear, central heating boiler, space and plumbing for washing machine, exposed beams, tiled flooring, under stairs storage cupboard, stable style door to garden, oak latch door to cloakroom, stairs to first floor. CLOAKROOM Wall mounted wash hand basin, WC, tiled flooring, storage cupboard, radiator, double glazed window to rear. FIRST FLOOR LANDING Internal window overlooking study / office, radiator, oak latch doors to bedrooms and bathroom.

BUTLERS MARSTON Butlers Marston is a village and civil parish on the River Dene in South Warwickshire and is located one mile south-west of Kineton and roughly four miles south-east of Wellesbourne.

ENTRANCE via timber door with step down in to sitting room.

SITTING ROOM Spacious sitting room with beautiful stone fireplace with exposed timber over, log burner and slate hearth, exposed beams, double glazed window to front aspect with oak window seat, two further double glazed windows with oak sills to front, exposed floorboards, wall recess with exposed timber, additional ornamental fireplace, double glazed window to rear, two radiators, oak latch doors to dining kitchen and study.

STUDY/OFFICE Two Velux roof windows, fitted oak desk, oak flooring, radiator, two double glazed windows to rear aspect.

BEDROOM Dual aspect master bedroom, double glazed window to side with oak sill and exposed timber over, double glazed window to rear with oak sill, feature recess, exposed floorboards, radiator, oak latch door to ensuite. ENSUITE Corner shower cubicle, shelved unit with sink, WC, heated towel rail, tiled flooring, tiling to splash back, extractor fan. BATHROOM Double glazed window to front, bath with mixer tap and shower attachment, heated towel rail, WC, work surface with inset wash hand basin, shaver point. BEDROOM Double glazed window to front with oak sill, ornamental fireplace, radiator, loft access. BEDROOM Double glazed window to side with exposed timber over, radiator.

Beautiful detached stone cottage full of

character offering spacious sitting room with

stone fireplace, dining kitchen, study/office,

dual aspect master bedroom with ensuite, two

further bedrooms, bathroom and private rear

garden with fields to rear. Viewing essential to

appreciate this deceptively spacious cottage.

OUTSIDE REAR GARDEN Mainly laid to lawn with mature trees, post and rail fence boundary, path leading to gravelled area to side, path with gate leading to front, oil tank, shed. PARKING Parking is available on a current licence for 12 years - this is renewable via negotiation at £100 per annum.

GENERAL INFORMATION TENURE The property is understood to be freehold although we have not seen evidence. This should be checked by your solicitor before exchange of contracts. SERVICES We have been advised by the vendor that mains electricity, water and drainage are connected to the property. However, this should be checked by your solicitor before exchange of contracts. Oil fired central heating. RIGHTS OF WAY The property is sold subject to and with the benefit of any rights of way, easements, wayleaves, covenants or restrictions etc. as may exist over same whether mentioned herein or not. COUNCIL TAX: Council Tax is levied by the Local Authority Stratford on Avon District Council and is understood to lie in Band E

CURRENT ENERGY PERFORMANCE CERTIFICATE RATING: E. A full copy of the EPC is available at the office if required.

DIRECTIONS: From our Shipston office take the A3400 towards Stratford. At the Tredington roundabout take the 3rd exit for the Fosse Way and continue to Halford. At the Halford roundabout go straight over and take the first right hand turn signposted The Pillertons. Continue along this road until the T junction and turn right, then turn left towards Pillerton Hersey. Stay on this road through Pillerton Hersey to Butlers Marston. Once in Butlers Marston go over the bridge and up the slight incline and the property can be found on the left hand side identified by our For Sale board. Parking is on the right signposted Parish Church.

REFERRALS: We routinely refer to the below companies in connection with our business. It is your decision whether you choose to deal with these. Should you decide to use a company below, referred by Peter Clarke & Co LLP, you should know that Peter Clarke & Co LLP would receive the referral fees stated. Move With Us Conveyancing, Shakespeare Martineau, Cunningtons - £150 per transaction on completion of sale. Myhomemove Conveyancing - £250 per transaction on completion of sale. Select Mortgages – an average of £150 on completion of sale. Cotswold Surveyors – an average of £50 on completion of survey. Oldhams Removals – an average of £60 on completion of move. Via Relocation Agent Network to another agent within the group – an average of £800 on completion of sale. Introduction of a buyer – an average of £400 on completion of sale. Iamsold - £50 Love2Shop vouchers on instruction of sale.

VIEWING: By Prior Appointment with the Selling Agents.

REGULATED BY RICS

Six offices serving South Warwickshire & North Cotswolds

DISCLAIMER: Peter Clarke & Co LLP themselves and for the vendors or lessors of this property whose agents they are, give notice that (i) the particulars are set out as a general outline only for the guidance of intending purchasers

or lessors, and do not constitute part of an offer or contract; (ii) all descriptions, dimensions, references to condition and necessary permission for use and occupation, and other details are given without responsibility and any

intending purchasers or tenants should not rely on them as statements or presentations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them. Room sizes are given on a gross basis,

excluding chimney breasts, pillars, cupboards, etc. and should not be relied upon for carpets and furnishings. (iii) we have not carried out a detailed survey and/or tested services, appliances and specific fittings (iv) no person in the

employment of Peter Clarke & Co LLP has any authority to make or give any representation of warranty whatever in relation to this property (v) it is suggested that prospective purchasers walk the land and boundaries of the

property, prior to exchange of contracts, to satisfy themselves as to the exact area of land they are purchasing.

01608 260026 www.peterclarke.co.uk 13 High Street, Shipston-on-Stour, Warwickshire CV36 4AB shipston@peterclarke.co.uk