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Barford is a most attractive riverside village with an active community and with amenities including primary school, church, two public houses, and country house hotel with leisure facilities. The village now benefits from a by-pass. The historic market towns of Warwick and Stratford-upon-Avon are within approximately three and seven miles and easy access is offered to junction 15 of the M40 motorway and Warwick Parkway Rail Station providing fast road and rail links.

ENTRANCE HALL:
Front door with shallow bow feature and obscure glazed panes. Staircase leading to the first floor. Radiator.

CLOAKROOM:
Close coupled w.c. Wash hand basin. One wall fully tiled. Wall mirror with light/shaver point over. Radiator. Window.

SITTING / DINING ROOM:
8.53m(28'0'') x 3.48m(11'5'')
plus an area 8'4" (2.54m) x 6'2" (1.88m). Reclaimed brick fireplace with timber mantle, quarry tiled hearth and open grate. Two radiators. 2 T.V. aerial points. Telephone point. Honeywell central heating thermostat. Double aspect room with windows to front and rear.

KITCHEN:
3.96m(13'0'') x 2.74m(9'0'')
Inset one and a half bowl single drainer sink with mixer tap attachment and cupboard space under. Range of dark oak eye and base level units. Marble effect roll top work surfaces. Built-in Phillips oven, Moffat gas hob and Creda cooker hood over. Radiator. Wall mounted Stelrad Group central heating boiler and Potterton EP2000 programmer. Plumbing for washing machine. Window to rear and door to side.

FIRST FLOOR LANDING:
Access to loft space. Radiator. Large airing cupboard with double doors housing the factory lagged hot water cylinder fitted with an electric immersion heater and slatted shelving.

BEDROOM 1:
5.97m(19'7'') x 3.45m(11'4'')
Radiator. Dormer with window to rear. Walk-in wardrobe/storage area 11'5" (3.48m) x 8'3" (2.51m) max to purlin with sloping ceiling.

N.B. It is considered that there is the possibility of converting to two bedrooms subject to obtaining the necessary Planning and Building Regulation approval.

BEDROOM 2:
4.22m(13'10'') x 2.77m(9'1'')
Radiator. Dormer with window to rear.

BATH / SHOWER ROOM:
2.90m(9'6'') x 3.15m(10'4'')
average measurements due to irregular shaped room. Pink suite. Panelled bath. Tiled shower. Close coupled w.c. Bidet. Radiator. Window.

OUTSIDE:
Right of access over gravel driveway to continuation of gravel driveway and car port providing covered car standing area. The front garden is laid with crazy paving and bounded by brick walls. To the side there is an inbuilt store.

GARDEN:
The rear courtyard is again crazy paved and enjoys a secluded south-easterly aspect. There is a stable building to the rear - external measurement approximately 28ft. (8.74m) x 21ft. (6.4m). There is a further area of garden to the side of the stable.


ENERGY PERFORMANCE GRAPHS

FLOOR PLANS:

GENERAL INFORMATION:
SERVICES: All mains services are connected to the property.
LOCAL AUTHORITY: Warwick District Council.
TENURE: The property is FREEHOLD. Vacant possession will be given on completion.
COUNCIL TAX BAND: The property is in Council Tax Band 'F' £2184.39 2010/11.
FIXTURES & FITTINGS: Included in the purchase price are all those items of fixtures and fittings as mentioned in these sales particulars.

DIRECTIONS: From the roundabout at junction 15 of the M40 enter Barford by taking the first left turn. On entering the village cross the old river bridge and at the mini roundabout take the left turn into Church Street and continue into the High Street.

VIEWING: Through the Agents DONALD CARTER & PARTNERS on 01926-492422, fax 01926-411897 or e-mail post@donaldcarter.co.uk who will be pleased to make arrangements for interested applicants to view.

These particulars are produced as a guide to the property only and whilst believed to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firm's employment has the authority to make or give any representation or warranty in respect of the property.