Beech Cottage, Leys Hill, Walford, Ross-On-Wye HR9 5QU

For sale by Unconditional Online Auction.
Generous sized 4 bedroom detached cottage, standing in gardens, orchards and woodland extending to approximately 2.7 acres.

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.

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.

Small Reception Hall 5ft x 5ft (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: 26ft (7.92m) x 8ft 8 (2.64m). 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 14ft 3 x 7ft 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 17ft 7 x 8ft 3 (5.36m x 2.51m). With quarry tiled flooring. Radiator. Half tun stairs to first floor. Coats rail. Glazed door to:
Entrance Porch 9ft 1 x 4ft 9 (2.77m x 1.45m). Quarry tiled flooring. Glazed door out to garden.
Kitchen/Breakfast Room 22ft x 7ft 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 9ft 2 x 7ft 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 One 21ft x 11ft 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 Two 14ft 5 x 9ft 3 (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 Three 13ft x 9ft (3.96m x 2.74m). With window to front aspect looking to Coppett Hill and surrounding countryside. Radiator, power points.
Bedroom Four 11ft 9 x 7ft 9 (3.58m x 2.36m). uPVC double glazed windows to side aspect. Radiator, power points.
Bathroom 9ft 6 x 8ft (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 22ft 4 x approx 17ft (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: 17ft x 8ft 7 (5.18m x 2.62m) With lighting. Double glazed window. Power points.
Tool Shed Approx: 17ft (5.18m) x 9ft 5 (2.87m). With lighting and power points. A pathway leads to the side with door into:
ANNEXE Small Entrance Hall. Door to WC.
Living Room 16ft 8 x 9ft 8 (5.08m x 2.95m). With night storage heater. Wall lights. Door to:
Bedroom One 8ft 4 x 8ft 3 (2.54m x 2.51m). Double glazed window with lovely views. Wall lights. Power points.
Additional Room 8ft 4 x 8ft 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 NOTE 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.
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.
Additional Information: Construction Material: Sandstone or limestone. Heating: Boiler and radiators, oil. Coverage: Broadband - Standard is available in this location. Mobile signal - EE show as high in this area, and Three and O2 as medium. Satellite and Cable - BT and Sky show as available in this area.
Note Prospective buyers are advised to make all necessary independent enquiries prior to placing their bid as this will be binding.
Draft Sales Details These sales details are awaiting vendor approval.

Tenure: Freehold

EPC Rating: F

Terms:
Auction Details:

The sale of this property will take place on the stated date by way of Timed Auction 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. Properties located in Scotland will be subject to applicable Scottish law.

Auction Deposit and Fees:

The following deposits and non- refundable auctioneers fees apply:

• 5% deposit (subject to a minimum of £5,000)

• Buyers 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 Buyers Fee does not contribute to the purchase price, however it will be taken into account when calculating the Stamp Duty Land Tax for the property (known as Land and Buildings Transaction Tax for properties located in Scotland), because it forms part of the chargeable consideration for the property.

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 (and any applicable Home Report for residential Scottish properties).

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.