Graveyard Lane, Mobberley, Knutsford, WA16

Situated in a superb, rural position with far-reaching views over surrounding countryside The Well & Open barn are believed to date from the late 18th Century. Approached from Newton Hall Lane over a private unmade drive and bridleway the main property is of brick construction under a slate roof and has been altered and improved by the present owners in recent years, offering substantial and versatile family accommodation of 3800sqft with many period character features including exposed beams, stone flagged and oak floors and feature fireplaces. The house is in part future proofed for energy usage as a Ground Sourced Heat Pump central heating system is installed. This together with double glazing has helped it achieve a very good EPC rating of B.

This property also has a reserve Oil Boiler and Tank if ever needed.

Whilst described in greater detail, the property comprises four separate reception rooms in the main part of the house including a most attractive drawing room with feature cast iron fireplace and log burning stove, exposed beams and exposed floorboards. The dining room and sitting room also have feature fireplaces, with the sitting room having a wood burning stove and stone flagged flooring. The kitchen includes a range of fitted units and cooking appliances and the cast iron range enhances the character of the farmhouse kitchen. This room leads directly into a high-quality bespoke conservatory at the rear.

Beyond the utility room on the ground floor there is a further room with secondary staircase leading to the first floor. This area is ideally suited to those wanting ancillary accommodation for a dependant relative or family member.

The first-floor accommodation can also be adapted to suit individual needs. It currently provides a spacious and impressive master suite with bedroom and split-level dressing room and bathroom. There are four further bedrooms and a second bathroom and shower room, although the room at the top of the secondary stairs could easily be adapted as a bed/sitting room in a dependant’s annexe.

The Open Barn has been recently converted and extends to 1720sqft and would be suitable for a variety of uses and has the added benefit of planning permission to be a separate dwelling. This too has a Ground Source Heat Pump, separate from that of The Well which is again very economical to run rewarding this building with another very good EPC rating of B.

The accommodation in brief comprises of open plan living to the ground floor with underfloor heating and Cat 6 wiring, split into three zones of entrance hall with double vaulted ceiling, living area and a kitchen dining area with French doors to a paved terrace and views over a pond. There is also a ground floor shower. To the first floor, there is a master bedroom with ensuite shower room, two further double bedrooms and a family bathroom.

Outside

As previously mentioned, the property is approached over an unmade drive and bridleway that leads to the gated driveways to both properties, that could be separated off should someone wish to either sell or rent one of the properties out. The land extends in total to approximately 7.22acres (2.92 hectares) and it surrounds the Well & The Open Barn on all sides. A long shared tarmacadam drive leads to a large parking area in front of the house and the lawned rear garden has paved patio areas with flower and shrubs. A pond to the rear of the Open Barn provides a delightful setting. Most of the land is laid to grass, providing excellent grazing and is divided into three separate paddocks.

No Onward Chain

Entrance Hall

Double glazed leaded front door, stone flagged flooring, ceiling coving, power points, stairs to the first floor, ledged pine doors opening to;

Living Room 1

6.29m x 5.43m (20' 8" x 17' 10"): Double glazed picture window to the front with French doors, double glazed window to the rear, feature exposed beams, picture rails, fireplace with period cast iron wood burner with cast iron mantle and surround with tiled inset and hearth, radiators, power points and wood flooring.

Snug/Office

4.02m x 3.47m (13' 2" x 11' 5")

WC

Double glazed window to the side, white suite comprising of low level WC, wall mounted wash hand basin, a radiator, wood floor.

Dining Room

4.59m x 4.56m (15' 1" x 15' 0"): Double glazed window to the front with log burner

Sitting Room

4.50m x 3.68m (14' 9" x 12' 1"): Double glazed window to the front, period cast iron fireplace with wooden mantle and surround, parquet flooring, a radiator, power points, opening to;

Kitchen 1

4.46m x 4.24m (14' 8" x 13' 11"): Double glazed window and door to the Orangery, fitted wall and base units with work surfaces over to splash backs, inset sink unit with mixer tap over, period kitchen cast iron working range fire place.

Conservatory

4.79m x 2.94m (15' 9" x 9' 8"): Double glazed orangery with windows and doors to the rear garden, tiled floor and opening up to;

Rear Hall

3.01m x 2.86m (9' 11" x 9' 5"): Double glazed window to the rear, wood flooring, radiators and power points

Utility

3.36m x 3.01m (11' 0" x 9' 11"): Double glazed window to the rear and double glazed doors to the front, tiled floor, space and plumbing for washing machine and dryer, door to;

Living Room 2

4.71m x 4.12m (15' 5" x 13' 6"): Currently used as an Annexe, double glazed window and French door to the side garden, a radiator, power points, TV point, stairs to the first floor and doors off to;

Second Kitchen

2.43m x 1.82m (8' 0" x 6' 0"): Kitchen fitted base and wall unit with work surfaces over, electric cooker point, space for fridge freezer.

Boiler Room 1

2.00m x 1.82m (6' 7" x 6' 0"): Housing A new Eco Forest Ground Source Heat Pump. This also has a few years manufactures guarantee remaining

Bedroom 5

6.26m x 4.70m (20' 6" x 15' 5"): Double glazed windows to the front and side, cupboard housing fuse box and electric meters, radiators, power points and wood flooring.

Inner Landing

Access to loft space, wooden flooring and doors off to;

Bedroom 4

3.36m x 2.98m (11' 0" x 9' 9"): Double glazed window to the front, a radiator, power points and stripped wood flooring.

Bathroom 1

2.88m x 1.71m (9' 5" x 5' 7"): Double glazed window to the rear, fitted suite comprising of panelled bath with mains fed shower over with glazed shower screen, low level WC, pedestal wash hand basin, tiled splash back, a radiator and wood flooring.

Landing

Double glazed windows to the front and rear, radiators, power points, wood flooring and ledged pine doors off to;

Bedroom 1 1

6.26m x 5.48m (20' 6" x 18' 0"): Double glazed triple aspect windows, vaulted ceiling with exposed beams, radiators, power points, pendant and wall lights, TV aerial point and wood flooring.

Dressing Room

4.59m x 4.56m (15' 1" x 15' 0"): Double glazed window to the front, period built in cupboards with drawers under, a radiator, power points and wood flooring.

Ensuite Bathroom

3.30m x 2.60m (10' 10" x 8' 6"): Double glazed window to the rear, fitted with a white suite comprising of roll top free standing bath, low level WC, pedestal wash hand basin, bidet, cupboard housing hot water cylinder, tiled splash back, wood flooring.

Bedroom 2 1

4.48m x 3.70m (14' 8" x 12' 2"): Double glazed window to the front, radiators, power points and wood flooring.

Bedroom 3 1

4.48m x 4.22m (14' 8" x 13' 10"): Double glazed window to the rear, a radiator, power points, wood flooring, door to inner hallway of bedrooms 4 & 5 mentioned previously.

Shower Room 1

Double glazed windows to the rear, fitted with a white suite comprising of walk in shower with mains fed shower with body jets, low level WC, pedestal wash hand basin, down lights, towel radiators, tiled splash backs and wood flooring.

Open Plan Entrance Hall, Living Dining Room

17.47m x 4.60m (57' 4" x 15' 1")

Entrance Hall

Double height with vaulted ceiling and exposed beams, feature pendant light fitting, floor to ceiling uPVC double glazed windows and doors, tiled floor with underfloor heating, oak split level stair case to the first floor.

Living Area

Tiled floor with under floor heating, double aspect uPVC double glazed windows, power points, down lights and cat 6 points.

Dining Area

uPVC double glazed French doors to the rear patio, tiled floor with under floor heating, down lights and power points

Kitchen 2

5.01m x 3.21m (16' 5" x 10' 6"): A modern white kitchen with a range of base units, with wooden work surface over and incorporating a breakfast bar, tiled splash backs, appliances comprising of free standing oven with extractor hood over, integrated dishwasher, under counter fried & freezer, ceramic sink and uPVC double glazed window overlooking the rear.

Shower Room 2

2.77m x 1.30m (9' 1" x 4' 3"): White bathroom suite comprising of built in sink and vanity unit, low level WC, shower enclosure with rainfall shower head, separate attachment, tiled floor with underfloor heating and part tiled walls, cupboard housing electric fuse box and door to;

Boiler Room 2

1.94m x 1.33m (6' 4" x 4' 4"): Housing Nibe Ground Source Heat Pump with a few years manufacturers guarantee remaining

Split Level Landing

Down lights, exposed beams, power points.

Bedroom 1 2

4.67m x 3.21m (15' 4" x 10' 6"): Double glazed window to the side & rear, exposed ceiling beams, radiators, power points, Cat 6 point, TV aerial point, wood flooring, door to;

Ensuite

3.13m x 0.99m (10' 3" x 3' 3"): Fitted with a modern suite comprising of glazed shower cubicle with fixed head had hand held attachment, low level WC, wash hand basin inset into vanity cupboard, tiled walls, wood flooring, chrome heated ladder style towel radiator, down lights, wood flooring.

Bedroom 2 2

3.65m x 3.49m (12' 0" x 11' 5"): Double glazed window to the rear, exposed ceiling beams, radiators, power points, Cat 6 point and wood flooring.

Bedroom 3 2

4.60m x 3.46m (15' 1" x 11' 4"): Double glazed French doors to Juliet balcony, double glazed window to the rear, exposed beams, a radiator, power points, Cat 6 point, wood flooring.

Bathroom 2

Fitted with a modern white suite comprising of ‘P’ shaped bath with mains fed shower over and glazed shower screen, low level WC, pedestal wash hand basin, tiled walls, extractor fan, down lights, chrome heated towel radiator and wood flooring.

Gardens & Grounds

Local Authority & Council Tax

Cheshire East Council – Band G – 2024/2025 - £3627.91

Easements, Wayleaves & Rights of Way

The property is offered subject to all existing easements, Covenants, wayleaves and public rights of way (footpaths etc). Purchasers should seek clarification of these matters prior to purchase.

Services

Mains Water and electric, Septic tank drainage.
Both properties benefit from Ground Source Heating (GSHP). Open Barn has a Nibe system and the one in The Well is an Ecoforest system.

Material Information Part A

Tenure: Freehold

Material Information Part B

Property type: See above
Property Construction: Brick built, tiled roof
Number and types of room: See above
Electricity Supply: Mains
Water Supply: Mains
Sewerage: Mains
Heating: Ground source heat pump, radiators - electric
Broadband: Standard.
Mobile Signal:
Indoor Voice - Limited= EE, Three, 02, Vodafone.
Indoor Data - Limited= EE, Three, 02.
Outdoor Voice - Likely = EE, Three, O2, Vodafone.
Outdoor Data - Likely = EE, Three, O2, Vodafone.
Parking: See above

Material Information Part C

Building Safety: no known issues
Restrictions, rights and easements: Land registry available on request
Flood Risk: River & Seas = no risk. Surface Water = Very Low
Costal Erosion: No
Planning permissions: Sprift report available on request
Accessibility/adaptions: none
Coalfield or Mining Area: No