Cottage for sale in Leys Hill, Walford, Ross-On-Wye, Herefordshire HR9

Situated in a wonderful, elevated rural location with fine views. This generous size, 4 bedroom detached cottage with integral art studio and detached 1 bed annexe. Standing in gardens, orchards and woodland extending to approximately 2.7 acres.

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The property is accessed via a small country road within the highly popular area of Leys Hill, which lies with the Parish of Walford approximately 4 miles south of the market town of Ross on Wye. Just a mile away is the small hamlet of Bishopswood where there is a good local inn, village hall and canoe launch into the River Wye. Walford village has an exceptionally popular pub (The Mill Race) serving great food, there is also a village hall and church.

For lovers of the great outdoors, in addition to the aforementioned canoe launch there are miles of beautiful country and riverside walks on the doorstep.

The property is entered via:
Glazed front entrance door leading into:

Small Reception Hall: 5' x 5' (1.52m x 1.52m)
Range of shelved cupboards. Window to side aspect. Part glazed door into:

Open Plan Living/Dining Area: Being L Shaped. Inner Area: 26' (7.92) x 8'8" (2.64)
With lovely stone fireplace on a quarry tiled hearth. Ornate wood burning stove and shelving. Step down to lower level with window to front aspect. Power points, wall light points.

Sitting Area: 14'3" x 7'6" (4.34m x 2.29m)
Two large picture windows to front aspect with fabulous views to Coppett Hill and over the gardens, additional side aspect. Wall light points. Radiator, power points.

Reception Hall: 17'7" x 8'3" (5.36m x 2.51m)
With quarry tiled flooring. Radiator. Half tun stairs to first floor. Coats rail. Glazed door to:

Entrance Porch: 9'1" x 4'9" (2.77m x 1.45m)
Quarry tiled flooring. Glazed door out to garden.

Kitchen/Breakfast Room: 22' x 7'3" (6.7m x 2.2m)
Kitchen area is fitted with a good range of high gloss Shaker style base and wall mounted units. Ample work surfaces with inset ceramic hob with filter hood over. Built in Neff oven and grill, shelving to each side. Double bowl single drainer sink unit with mono block mixer. Plumbing for dishwasher. Space for tall fridge freezer. Spotlights and glazed window from breakfast area. Door into:

Utility Room: 9'2" x 7'5" (2.8m x 2.26m)
Oil fired boiler supplying domestic hot water and central heating. Plumbing for washing machine. Airing cupboard housing hot water tank and immersion heater.

From reception hall, half turn staircase leads to:

First Floor and Galleried Landing:
Door into:

Bedroom 1: 21' x 11'7" (6.4m x 3.53m)
A fabulous sized double bedroom with two uPVC double glazed windows to side aspect, each giving lovely rural views. Radiator, power points.

Bedroom 2: Approx; 14'5" x 9'3" (Approx; 4.4m x 2.82m)
A double room with window to front aspect with beautiful views over surrounding countryside to Coppett Hill. Built in wardrobe and shelving. Radiator, power points.

Bedroom 3: 13' x 9' (3.96m x 2.74m)
With window to front aspect looking to Coppett Hill and surrounding countryside. Radiator, power points.

Bedroom 4: 11'9" x 7'9" (3.58m x 2.36m)
uPVC double glazed windows to side aspect. Radiator, power points.

Bathroom: 9'6" x 8' (2.9m x 2.44m)
A generous sized bathroom with modern panelled bath. Separate tiled shower cubicle. Vanity unit with wash hand basin. Low level WC. Radiator. Shaver point.

Studio: 22'4" x approx 17' (6.8m x approx 5.18m)
An exceptionally good sized room, perfect as an art studio or hobbies/games room. This can be accessed via a hatch from bedroom 4 or additional external door from the garden. With natural light from a north facing skylight. Radiator. Tongue and groove floorboards. Plenty of power points.

Outbuilding:
On two levels.

External Utility/Storage/Workshop: 17' x 8'7" (5.18m x 2.62m)
With lighting. Double glazed window. Power points.

Tool Shed: Approx: 17' (5.18) x 9'5" (2.87)
With lighting and power points. A pathway leads to the side with door into:

Annexe:
Small Entrance Hall:
Door to: WC.

Living Room: 16'8" x 9'8" (5.08m x 2.95m)
With night storage heater. Wall lights. Door to:

Bedroom 1: 8'4" x 8'3" (2.54m x 2.51m)
Double glazed window with lovely views. Wall lights. Power points.

Additional Room: 8'4" x 8'2" (2.54m x 2.5m)
Again, double glazed uPVC window. Power points.

Shower Room:
Tiled shower cubicle with mains shower. Vanity unit with wash hand basin. Vanity light and shaver point. Electric wall heater. Double glazed window to side.

Outside:
The land, in total, amounts to approximately 2.75 acre of gardens, small vineyard which is currently overgrown, orchards and woodland with some fabulous views stretching to Coppett Hill, the River Wye and towards the Forest of Dean.

Agents Notes:
1: There is a public footpath which leads between the cottage and the annexe/woodland. We would refer prospective buyers to the title plan.
2: The property has been affected by some subsidence which, we are led to believe, is historic. Buyers should satisfy themselves regarding the condition of the property. Further information is available within the auction pack.

Property Information:
Council Tax Band: F
Heating: Oil Central Heating
Private Drainage. Mains Water and Electric
Broadband: Basic 16 Mbps Available
Satellite/Fibre: Sky & BT available. Virgin: Not available.
Mobile Phone Coverage:

Directions:
From Ross-on-Wye proceed out of town on the B4234, continue through the village of Walford and continue passing the Kerne Bridge on the right hand side. Just after The Inn on the Wye take the next left into Bulls Hill. Continue up this lane for approximately 0.5 mile where Beech Cottage will be found on the left hand side.

Note
Prospective buyers are advised to make all necessary independent enquiries prior to placing their bid as this will be binding.

Tenure:
Freehold. Vacant possession upon completion.

Auction Details
Date of Auction: 4th September 2024

The sale of this property will take place on the stated date by way of Auction Event and is being sold as Unconditional with Variable Fee (England and Wales).

Binding contracts of sale will be exchanged at the point of sale.

All sales are subject to sdl Property Auctions’ Buyers Terms.

Auction Deposit and Fees

The following deposits and non- refundable auctioneer’s fees apply:

• 5% deposit (subject to a minimum of £5,000)
• Buyer’s Fee of 4.8% of the purchase price for properties sold for up to £250,000, or 3.6% of the purchase price for properties sold for over £250,000 (in all cases, subject to a minimum of £6,000 inc. VAT). For worked examples please refer to the Auction Conduct Guide.

The Buyer’s Fee does not contribute to the purchase price and will be considered as part of the chargeable consideration for the property in the calculation of stamp duty liability.

There may be additional fees listed in the Special Conditions of Sale, which will be available to view within the Legal Pack. You must read the Legal Pack carefully before bidding.

Additional Information

For full details about all auction methods and sale types please refer to the Auction Conduct Guide which can be viewed on the sdl Property Auctions’ home page.

This guide includes details on the auction registration process, your payment obligations and how to view the Legal Pack.

Guide Price & Reserve Price

Each property sold is subject to a Reserve Price. The Reserve Price will be within + or – 10% of the Guide Price. The Guide Price is issued solely as a guide so that a buyer can consider whether or not to pursue their interest. A full definition can be found within the Buyers Terms.<br /><br />