Sellack, Ross-on-Wye, Herefordshire, HR9

Location

* Mileages: Ross-on-Wye 4 miles, Hereford & Monmouth 12 miles, Ledbury & Abergavenny 20 miles, Gloucester & Malvern 26 miles, Cheltenham 29, Birmingham 65 miles * Road: M50 (Jct 1) <5 miles, M5 (Jct 11A) 25 miles, (Jct 8) 26 miles * Railway: Hereford, Ledbury & Gloucester * Airports: Bristol & Cardiff 61 miles, Birmingham 71 miles

Summary of Features

* Character, detached stone-built barn conversion (2,281 sq ft) * 3 bedrooms, main with en-suite plus a family bathroom * Open plan Aga kitchen/dining room, comfortable sitting room, study * Detached 1-bedroom ancillary annexe with income potential (928 sq ft) * Substantial detached timber framed barn with PP to convert (1,300 sq ft) * Double garage, double car port and ample parking, covered walkway/store * Attractive and well-maintained garden, enclosed courtyard with studio * Fabulous secluded and private courtyard setting

Situation

This secluded barn conversion is situated in a quiet rural area, in peaceful countryside yet within easy access of main arterial routes; the A49/A40/M50 are close by and provide good links to the Midlands and South Wales. The immediate area is renowned for its beautiful, rolling countryside with the Wye Valley on your doorstep. Ross, Monmouth, Hereford and Ledbury are all within easy reach.

The Old Stables

* The Old Stables, annexe and barn were historically a working farm, dating to c. 1800’s and there is a wealth of agricultural history surrounding this fabulous home. Situated around a securely enclosed, walled courtyard, the property is centrally situated within a secluded and very private plot. A Virtual Tour is available on request. * The front door opens to a generous entrance hall and the rear courtyard and garden, with the office/hobby room and separate laundry/utility room off to one side. * The entrance hall leads to the welcoming, open plan kitchen dining room, with staircase to the first floor. * The kitchen is complemented by bespoke, hand-made Beech fitted units with granite work-surfaces, a Belfast-style sink, and 4-oven Aga. There is space for a dishwasher and a fridge/freezer (the free-standing butcher’s block is not included in the sale). A stable door opens to the garden.

The Old Stables (Continued)

* An inner hall leads to the cosy sitting room which benefits from a multi-fuel burning stove and a double aspect. There is also a study, a separate downstairs WC with fitted cloak cupboard and a useful under-stair storage cupboard. * To the first floor, a landing services the three bedrooms; two double rooms, a large single room and a family bathroom. * The main bedroom benefits from a vaulted ceiling with exposed trusses, fitted wardrobes, and a large en-suite with walk-in shower, twin sinks, a cupboard and shelving storage. The two remaining bedrooms both have fitted storage and vanity sink units. * There are attractive exposed beams and trusses throughout the property. All rooms have good ceiling heights.

The Annexe

* Opposite the house and within the courtyard is a detached, one bedroom annexe, also with attractive exposed beams and trusses. This provides ideal living for dependent relatives, guests or business use (subject to suitable consents). * The entrance via the utility leads to an open plan kitchen/living room, comprising a country-style fitted kitchen and dining room. French doors open to a small and easily manageable enclosed courtyard garden situated to the front of the property. * Steps lead up from to dining area to a comfortable sitting room and to the generous double bedroom, with fitted wardrobes. There is a good-sized shower room with walk-in shower situated adjacent to the bedroom. * The annexe, which was historically the old Wainhouse for the farm, has previously had holiday let status, which could be reinstated subject to the necessary permissions.

The Outside

* The property is approached off a quiet country lane with a short access track over an area of Common Land, leading to an electric gated entrance. The drive opens to a large courtyard where there is ample parking, a double garage and double car port. * The large, detached barn currently provides good storage, workshop space and additional garaging. Planning was granted last year for conversion to a holiday let at first floor level, ref: P230318/F. * To the rear of the house is an enclosed and sheltered courtyard which is a veritable sun trap. This area was originally the old cattle yard, and the feed trough remains as an historical feature. There is a detached studio within the courtyard with scope for a variety of uses such as a gym, workroom, or artist’s studio.

The Outside (Continued)

* The courtyard has a fabulous, oak framed pergola with a cedar shingle roof and electric lighting, and provides a most wonderful area for entertaining, BBQ’s and alfresco dining. The calming waterfall feature feeds an ornamental pond, creating an area of wonderful tranquillity. An ornate pair of metal gates leads from the courtyard to the main garden. * The attractive and well-maintained, west-facing garden is very private and bounded by mature hedging. Mainly lawn the garden is complemented by a variety of specimen trees including acer, magnolia, and weeping willow. A large pond borders the garden from the Common land. * Attractive flower beds are planted with an abundance of flowering plants and shrubs, including peonies, roses, and delphiniums. There is also a hoster bed, a gravelled rockery, vegetable beds and a greenhouse.

Material Information

Services

Mains electricity and water, private drainage (Klargester bio-disc treatment plant, shared with Annexe). Oil fired/underfloor central heating.

Broadband

Fast broadband is connected (450 mbps d/l, 50 mbps u/l).

Mobile Phone Signal

Mobile service is available from several providers.

Local Authority

Herefordshire Council: .

Council Tax

House: Band “F” (£3,406 2024/25). Annexe: Band “A” (Currently exempt).

Tenure

Freehold.

Construction

House is Stone under slate, Annexe is timber clad under slate.

Listing

These properties are not Listed.

Planning Permission

P230318/F permits conversion of an outbuilding for holiday lets (25/4/23).

EPC

House: Rated “D”. Annexe: Rated “D”.

Flood Risk

None.

Access

Gated entrance with formal right of way over common land.

Rights of Way/FP

There are no 3rd party access rights or public paths.

Covenants

Not aware of any.

Conservation Area/AONB

The property is situated within the Wye Valley AONB.

Schools

* Primary: Bridstow (3 miles), Ross-on-Wye, Walford. Further information is available at: Secondary: Ross-on-Wye. Further information is available at: Independent: Monmouth, Hereford, Gloucester and Malvern have some excellent independent schools. Further information is available at:

Local

Sellack has a village hall, a Grade I Listed 12th Century church and a dining pub. Peterstow is just 2½ miles away and has a village store and post office. Ross-on-Wye offers a wider range of amenities to meet most day-today requirements, including a community hospital, supermarket, independent shops, cafes, pubs, and restaurants. More comprehensive retail and cultural facilities can be found in Monmouth and Hereford, both providing M&S Food and Waitrose stores.

Recreational

Many fine walks, bridle paths, cycle rides and outdoor activities are available locally in the Wye Valley and nearby in the popular Forest of Dean, including water sporting activities, all within easy driving distance. Golf courses are at Ross-on-Wye and Hereford. Racing is in Hereford, Chepstow & Cheltenham. Fishing & canoeing on the Wye. There are rugby, rowing, tennis & cricket clubs in Ross-on-Wye.

Postcode

HR9 6LZ.

Directions

From Ross, Wilton roundabout: Head north on the A49 towards Hereford for 2.10 miles. Pass through Peterstow and on reaching the Red Lion Inn, on your right side, turn right immediately before at the small crossroad. Continue 0.60 miles to the fork in the road (grass triangle), keep left and this is the first property on your left side.

What3Words

///scooter.burden.project

Viewings

By prior appointment only via Grant & Co Estate Agents on . VIEWINGS will commence from TUESDAY 23 APRIL.

Agents Notes

Grant & Co and their clients give notice that: 1. They have no authority to make or give any representations or warranties in relation to the property. 2. These particulars have been prepared in good faith to give a fair overall view of the property, do not form any part of an offer or contract and must not be relied upon as statements or representations of fact. 3. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents. The Agents have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. Fixtures & Fittings Unless mentioned specifically all fixtures & fittings are excluded from the sale.