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Query regarding The Olde School House, School Lane, Leamington Spa, Warwickshire, CV33:
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A superbly presented detached village residence offering attractive character accommodation with many superb features and featuring briefly - guest cloakroom, study, character lounge with inglenook fireplace, dining room, open plan kitchen/living and breakfast room, utility, principal bedroom with contemporary wet room en suite leading off, three further bedrooms, refurbished family bathroom, box room, garage, beautifully landscaped gardens extending to approximately one acre with far reaching open views over Warwickshire countryside.

THIS PLAN IS FOR IDENTIFICATION PURPOSES ONLY

It is not to scale and is intended to show the approximate relationship of one room to another, with an indication of the main fixtures and fittings

Hunningham is a delightful unspoilt Warwickshire hamlet, enjoying a rural locality, whilst only being some 6 miles from Leamington Spa. The village itself contains a parish church and local inn with the larger villages of Cubbington and Long Itchington providing shopping facilities and recreational amenities. Hunningham is also well placed for access on to the Fosse Way and is some 10 minutes drive from the M.45 providing access on to the M.1 and some 15 minutes drive to the M.40.

The Olde School House was built some 20 years ago to a traditional design using many reclaimed materials and indeed, as its name suggests, was built on the site of The Old School. The reclaimed materials from the old School include the superb beech wood block floor to the lounge and the panelling and bookcase in the study. The Olde School House, therefore has the ambience and warmth of a character house with every modern convenience, which includes an open plan kitchen, living and breakfast room, complete with Aga and companion range, high apex ceiling with exposed trusses and doors leading on to the gardens with magnificent views beyond.

The property therefore offers excellent accommodation with double glazed windows, gas fired central heating and features a reception hall opening into a good sized dining room, panelled study, character lounge with inglenook fireplace and wood burning stove open plan kitchen/living and breakfast room, plus utility. On the first floor is the principal bedroom with generous en suite wet room, plus three further bedrooms and a refurbished contemporary bathroom. In addition, there is a double garage with good sized box room above.

The Olde School House is set in beautifully landscaped gardens which enjoy panoramic and far reaching views over the adjoining Warwickshire countryside and extend in all to approximately one acre.

The property is set back behind a most attractive stone flagged driveway with shrub border to one side and gravelled driveway leading down one side of the property. The accommodation is arranged as follows:

VERANDAH STYLE PORCH

with raised stone step, stout oak beams with feature archways and oak front door leading into:

RECEPTION HALL 2.16m(7'1'') x 5.79m(19'0'')

with two wall light points and oak panelled door to:

FITTED CLOAKROOM

having a low level w.c. with concealed cistern, wash hand basin with mono bloc tap, radiator, window to the front.

CHARACTER LOUNGE 6.46m(21'2'') x 5.24m(17'2'') max.

having original beech and bird eye maple wood block floor with recessed stone inglenook fireplace having fitted cast iron wood burning stove, raised flagstone hearth, beam above and concealed lighting. Attractive reclaimed oak ceiling beams, three double radiators, fitted window seat to one side of the fireplace with lift up storage lids. Three wall light points, two picture light points and double glazed windows and french doors leading on to the beautiful rear garden.

STUDY 2.29m(7'6'') x 2.86m(9'5'')

having wood panelled walls, fitted book shelf and storage unit, which formed part of the old school building. Window to the front.

DINING ROOM 3.47m(11'5'') x 4.58m(15'0'')

open to the hall and having brick fireplace with raised hearth and gas fired coal effect cast iron stove with oak mantel over and concealed lighting. Fitted oak storage cupboards either side of the fireplace with fitted book shelves above to one side and high level storage cupboard to the other. Three double radiators, four wall light points, beamed ceiling, double glazed french doors leading on to the sun terrace and garden beyond. Oak staircase with small understairs storage cupboard leading off and leaded light stained glass window to the front.

DELIGHTFUL OPEN PLAN KITCHEN/BREAKFAST ROOM & LIVING ROOM comprising:

KITCHEN AREA 4.55m(14'11'') x 5.98m(19'7'')

having a range of pine units with polished granite work tops and tiled splashbacks and incorporating the gas Aga with adjoining electric companion with twin Aga hobs and adjoining ceramic hob with double oven below. Integrated double drawer dishwasher and adjacent cupboard with pull out drawers and spice rack. Wall mounted cupboard, integrated refrigerator with adjacent pantry cupboard with pull out drawers and further fitted fitment with storage drawers and glass fronted glass display cabinet above with down lighting. Further fitted wall cupboards with down lighting, recessed ceiling halogen lighting and ceiling beams.

LIVING & BREAKFAST AREA 3.78m(12'5'') x 5.01m(16'5'')

having high cathedral ceiling to part, brick fireplace with multi fuel stove, Amtico flooring to the whole area, double glazed windows on both sides with french doors leading to the terrace and garden. Radiator, exposed roof trusses, recessed ceiling halogen spot lights, provision for wall mounted flat screen television and additional doors to the side and rear terraces.

UTILITY ROOM 2.32m(7'7'') x 3.38m(11'1'')

with matching Amtico flooring, fitted units with granite work tops, inset Belfast sink with contoured drainer, cupboards below, space and plumbing for appliances, tall shelved storage cupboard, fitted wall units to either side with down lighting. Beamed ceiling, double glazed windows on two sides, radiator and door to the garage.

An oak staircase rises from the dining hall to:

MINSTREL STYLE LANDING 3.36m(11'0'') x 5.69m(18'8'')

having attractive and unusual double glazed apex windows to the front, two wall light points, heavy oak ceiling beam, feature illuminated stained glass ceiling panel formerly an old pub window.

BEDROOM ONE 6.46m(21'2'') x 3.97m(13'0'')

with two double radiators, double glazed window to the side and window to rear with superb views over the garden and far reaching views over the countryside beyond. Fitted ceiling fan, two wall light points and door to:

WALK IN WET ROOM 3.04m(10'0'') x 4.88m(16'0'')

with limestone tiled floor having underfloor heating and matching wall tiling to full height and walk in shower with chrome drench shower rose. Also hand held shower fitment, recessed ceiling spot lights, contemporary wash hand basin set on granite top with triple cosmetic cupboards below and dormer window overlooking the garden and countryside beyond. Low level w.c. with concealed cistern, bidet, polished granite cosmetic shelves and triple door built in wardrobe. Wall light point.

BEDROOM TWO 3.96m(13'0'') x 3.81m(12'6'')

with two wall light points, double glazed dormer window with attractive garden and far reaching country views. Double radiator, two fitted storage cupboards and double glazed side window. Hatch with drop down ladder to roof storage space.

BEDROOM THREE 2.33m(7'8'') x 4.24m(13'11'')

with double radiator and double glazed apex window to the front.

BEDROOM FOUR 2.31m(7'7'') x 3.47m(11'5'')

with double radiator, double glazed side window, two wall light points and door to:

WALK IN AIRING CUPBOARD

with slatted shelving and door giving access to:

BOARDED WALK IN BOX ROOM 5.38m(17'8'') x 5.03m(16'6'')

with apex ceiling and two velux double glazed roof lights.

FAMILY BATHROOM 3.09m(10'2'') x 2.53m(8'4'')

having a contemporary white suite with panelled bath, central mono bloc tap, overhead shower and side shower screen, low level w.c. with concealed cistern. Oval wash hand basin set on granite cosmetic shelf with mono bloc tap and cosmetic cupboards below. Limestone floor tiling and matching wall tiling. Ladder radiator, double radiator, wall light point, recessed ceiling halogen lighting, exposed ceiling beam and double glazed apex window with stunning open views.

DOUBLE GARAGE 6.38m(20'11'') x 5.01m(16'5'')

having twin up and over doors to the front, strip lighting, recess housing the Glow Worm wall mounted central heating boiler, wash hand basin, door to outside and side window.

GARDENS & GROUNDS

The Olde School House is set in delightful established gardens which have been most attractively laid out. To the rear of the property is a paved terrace with rustic arbour and climbing plants which extends round to the side of the property with further sitting areas, walled boundary and cast iron pump and millstone water feature. Beyond the terrace is the extensive lawn with further paved ornamental area, shaped low box hedging with lavender inset, further shrubbery and rustic arbour. Ornamental beds containing a variety of colourful evergreens and shrubs.

Beyond the formal gardens the grounds then open up to a further garden and land area bounded by picket fencing containing a variety of fruit trees and deciduous trees and having an additional timber decked sitting area with rustic trellis and incorporating rustic bench seating. In addition there are two timber garden stores.

The property enjoys a superb open aspect adjoining unspoilt countryside and adjacent to the Parish Church of Hunningham.

HIP: HIP through the John Shepherd Hockley Heath office.

Subjective comments in these details imply the opinion of the selling Agent at the time these details were prepared. Naturally, the opinions of purchasers may differ.

Money Laundering: We have in place procedures and controls which are designed to forestall and prevent Money Laundering. If we suspect that a supplier, customer/client, or employee is committing a Money Laundering offence as defined by the Proceeds of Crime Act 2002, we will in accordance with our legal responsibilities disclose the suspicion to the Serious Organised Crime Agency.

Agents Note: We have not tested any of the electrical, central heating or sanitaryware appliances. Purchasers should make their own investigations as to the workings of the relevant items. All room measurements and mileages quoted in these sales particulars are approximate.

Fixtures and Fittings: All those items mentioned in these particulars by way of fixtures and fittings are included in the sale price. Others, if any, are excluded.

Tenure: The property is Freehold with vacant possession upon completion of the purchase.

Services: All mains services are connected to the property. Central heating is by way of a gas fired system with gas fired Aga and electric companion range.

Local Authority: Warwick District Council.

Postal Address: The correct postal address of the property is understood to be The Olde School House, School Lane, Hunningham, Warwickshire CV33 9DS.

Land: It is suggested that prior to exchange of contracts, prospective purchasers walk the land and boundaries in order to satisfy themselves as to the exact area of land they are purchasing and also to check all fixtures and fittings either included or excluded in the sale.

Directions: The Olde School House is located in School Lane in the centre of Hunningham, adjacent to the Parish Church.

To complete our quality service, John Shepherd is pleased to offer the following:-

Free Valuation: We would be pleased to carry out a free valuation and market appraisal of your property entirely without obligation. Please contact us to make the appropriate appointment.

Residential Lettings and Management: If you are interested in letting out your property or are considering renting a property, please contact John Shepherd Lettings Limited on 01564 771776 or email enquiries@johnshepherdlettings.com

Overseas Homes: We provide good quality, high specification and competitively priced homes in Europe and the USA, together with a comprehensive range of services including financial and legal advice. For further details, please contact Sue Williams on (01564) 771133.

Professional Survey Department: If this property should not meet your requirements and you decide to purchase a property not marketed by ourselves, we would be delighted to offer our professional services to you should you require an independent survey on the property you intend to purchase. We offer a full range of professional surveys including the RICS Home Buyers' Survey and Valuation Reports, and full Building Surveys. For professional survey and valuation advice therefore, please do not hesitate to contact our Survey Department on 01564 786626.

John Shepherd Financial Services: We are able to offer independent mortgage advice. Tel: 01564 786611 or email enquiries@johnshepherdfs.com.

John Shepherd Financial Services is a trading style of Mortgage Re Mortgage Ltd which is an Appointed Representative of Personal Touch Financial Services Limited which is authorised and regulated by the Financial Services Authority. Registered in England and Wales, company number 4472900, registered office 483 Birmingham Road, Marlbrook, Bromsgrove, Worcs B61 0HZ.

John Shepherd, for themselves and for the vendors of the property whose agents they are, give notice that these particulars do not constitute any part of a contract or offer, and are produced in good faith and set out as a general guide only. The vendor does not make or give, and neither John Shepherd and any person in his employment, has an authority to make or give any representation or warranty whatsoever in relation to this property.

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THE PROPERTY MISDESCRIPTIONS ACT 1991

The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A Buyer is advised to obtain verification from their Solicitor or Surveyor. References to the Tenure of a Property are based on information supplied by the Seller. The Agent has not had sight of the title documents. A Buyer is advised to obtain verification from their Solicitor. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. Buyers must check the availability of any property and make an appointment to view before embarking on any journey to see a property.