3 bedroom house

Walkers Cottage is a delightful stone cottage, which has been much extended since its origins, with a bespoke green oak and cedar shingle clad extension to the side and rear. But the house itself is just a small part of what is on offer, with an extensive area of land in addition to delightful cottage gardens, extending to approximately 6.5 acres in total. The whole package offers the opportunity for someone to live a lifestyle, the ability to live a largely self-sufficient existence off your own land or to run a business, as the current owners do, providing a fantastic camping facility for visitors to the area.

The cottage itself boasts a wealth of character features, including stone and wooden floors, exposed beams and a wood burning stove. The green oak extension compliments the original stone cottage and blends in exceptionally well whilst standing alone in its unique design and appearance, the whole property offering three separate living spaces, a traditional style kitchen, three separate bedrooms and two bathrooms.

Externally the land is extensive and offers immediate gardens to the house, with garaging and useful outbuildings. These gardens have occasionally been used by the current owners as a tea garden for camping guests and could be utilised as such more regularly for the many walkers and visitors who pass through the area frequently. Beyond the gardens, 'the land' offers numerous areas and buildings which are currently used by the current owners to keep a small amount of livestock and to run a small camping business which operates between March and October for a limited number of camping pitches and bell tents.

The property is situated in Clifford, almost as far west as you can go in Herefordshire and just over 3 miles north east of the Welsh border town of Hay on Wye, famous for books, a castle and, of course, Hay Festival which welcomes over 100,000 visitors each year and is a fantastic springboard for any tourism based business in the area.

Entrance Porch - Glazed to each side, door to front and door to:

Entrance Hall - Flagstone floor, light, stairs to first floor, doors to:

Lounge - 4.58m x 2.58m (15'0" x 8'6") - Window to front, fireplace with inset wood burning stove and timber over, radiator, wooden flooring, TV point, power points, light, display recess to one wall, exposed ceiling beams.

Dining Room - 4.58m x 4.03m (15'0" x 13'3") - Window to front, radiator, wooden flooring, telephone point, power points, exposed ceiling beams, light, oil fired Rayburn with two hot plates and double oven, bi-fold doors to rear lobby, opening to:

Kitchen - 3.40m x 2.27m (11'1" x 7'5") - Overall maximum dimensions, Fitted with a matching range of base and eye level units with worktop space over, 1½ bowl sink unit, plumbing for dishwasher, space for fridge, space for electric oven, four ring electric hob, window to rear.

Lobby - 1.90m x 5.11m (6'3" x 16'9") - Of irregular shape, with full height glazing to one wall, tiled floor, power points, light, space for fridge/freezer, three steps up to Gallery and doors to:

Inner Hall/Dressing Area - 4.50m x 1.64m (14'9" x 5'5") - Light, glazed door to front, storage and hanging space, doorway to:

Bedroom 1 - 2.90m x 2.56m (9'6" x 8'5") - With roof light, radiator, power points, light.

Wet Room - With fully tiled shower area, wash hand basin, low-level WC, heated towel rail, fully tiled walls, roof light, tiled floor, ceiling light.

Utility - 4.62m x 2.57m (15'2" x 8'5") - Worktop space with storage under, ceramic belfast sink, plumbing for washing machine, space for tumble dryer, power points, light, door to outside.

Gallery - 6.05m x 4.12m (19'10" x 13'6") - An irregular shaped room with full height glazed windows to one side, stained glass window to rear, French doors to outside. Above one end of the Gallery is the

Mezzanine - A good size area currently used for storage with the potential to be used as occasional sleeping/sitting area with the addition of stairs leading up.

Landing - Window to rear, exposed wooden floorboards, doors to:

Bedroom 2 - 4.68m x 3.21m max (15'4" x 10'6" max) - Window to front, power points, light.

Bedroom 3 - 4.68m x 2.64m (15'4" x 8'8") - Window to front, power points, light, radiator.

Bathroom - With panelled bath with hand shower attachment above, pedestal wash hand basin, low-level WC, window to front, wooden flooring, light, double door to linen cupboard with shelving and door to airing cupboard with shelving, factory lagged hot water tank with immersion.

Office - 3.63m x 1.92m (11'10" x 6'3") - Accessed externally, this room is not currently in use but was previously used as an office with power points, window to front and door to front.

Outside - One of the main features of this property is the land and gardens, which provide the opportunity for numerous varied uses and extends to approximately 6.5 acres in all. Immediately adjacent to the cottage are the established gardens, well stocked with a wealth of flowers, shrubs and trees with lawn, a pond and a greenhouse to one corner. To one side of the main garden, attached to the side of the house, is the outside WC and separate tool shed. The cottage gardens lead through to the garden paddock, which is planted to one corner with numerous fruits as well as several tress including mulberry and walnut. There are a selection of outbuildings in this area which include the open fronted Double Garage, 5m x 4.65m, which is accessed along a driveway to the side of the cottage. To the rear of the garage is the adjoining Barn with Hayloft, 3.85m x 4.70m, currently used as a Little 'Farm' Shop for the campers. Across the lawn is the Dutch style Workshop, 5.82m x 2.83m, with power and light connected and a couple of chicken coop's.

From the garden paddock there is a gate leading through to the uppermost area of 'the land' where, initially, there is a large area of wild growth, which encourages all sorts of wildlife and separates the main camping area and paddocks from the 'Utility' buildings which include:

Campers 'Amenity' Building - 6.95m max/5.91m min x 3.85m, with small kitchen area with sink and worktop, campers shower room with shower, wash hand basin, hot water (electric) and large timber deck to the front, 5.90m x 3.42m. This building and decking provides essential facilities as well as somewhere for campers to use for recreation, or shelter, should they want somewhere to escape to during their stay.

Agricultural Barn - 8.40m x 3.45m, used for storage of associated equipment and supplies.

Multi-purpose Outbuilding - 11.77m x 3.78m plus extensive external timber seating terrace, 10.00m x 3.65m, with power, light and water connected and currently used as the base for Off Grid Gourmet which is run by a local (Michelin trained) chef.

Immediately in front of 'Off Grid Gourmet' is the small orchard which contains apples, plums and quince and which leads to the lower section of land where there is the camping field (approx. 1 acre), with a water supply as well as pitches for 2 bell tents and 10 camping tents, a paddock (approx. ½ acre) with water supply and a separate pasture paddock (1¾ acres) which evolves into a wildflower meadow during the summer months and provides hay when needed for the resident sheep! Just a short distance away is the double compost loo, for the campers convenience.

The land can also be accessed via a second farm gate, just 250m along the lane from the house, which leads through the 'L' field (just over ¾ acre) to provide an independent access for campers and guests.

Tenure - Freehold. N.B. A public footpath passes along the south-western boundary of the pasture paddock

Services - Mains electricity and water are connected to the property, with two separate water supplies for the house and land. Drainage is via a septic tank to reed beds which then dispel to a soakaway.

N.B. - These particulars do not constitute part or all of an offer or contract. All information contained within these particulars is given in good faith but should not be relied upon as being a statement or representation of fact. While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property. None of the services or appliances mentioned in this brochure have been tested. We would recommend that prospective purchasers satisfy themselves as to their condition, efficiency and suitability before finalising their offer to purchase. All measurements are approximate and as such should be considered incorrect. Potential buyers are advised to recheck the measurements before committing to any expense. Any movable contents, fixtures and fittings, (whether wired or not) referred to in these property particulars (including any shown in the photographs) are, unless the particulars say otherwise, excluded from the sale. It should not be assumed that the property has all necessary planning, building regulation or other consents and these matters must be verified by an intending purchaser. Trivett Hicks has not sought to verify the legal title of the property and the buyers must obtain verification from their solicitor. All statements contained in these particulars as to this property are made without responsibility on the part of Trivett Hicks, or the vendors or lessors.

Local Authority & Charges - Herefordshire Council, . Council Tax Band E, £2,329.78 (2020/21). Rateable Value £1,300.00, no Business Rates currently due to Small Business Rate Relief.

Money Laundering Regulations - To comply with money laundering regulations, prospective purchasers will be asked to produce photographic identification documentation at the time of making an offer. We ask for your cooperation in order that there is no delay in agreeing the sale.

Independent Financial Advice - We are able to arrange a no obligation introduction to a mortgage advisor who specialises in various areas of financial planning, including mortgages.

Directions - From Hereford head towards Hay on Wye on the A438. After passing Oakchurch Farm on the right hand side there is the option to take the non-toll route, via Bredwardine, or continue to Whitney on Wye where a toll is due to cross Whitney Bridge. If approaching from Bredwardine take the B4352 towards Hay and turn right at Clifford Primary School. Follow this lane for just over 1 mile, taking the second right turn to Priory Wood and then bear left at the grass triangle into Locksters Lane. Follow this lane for around one third of a mile and the cottage will be found on the left hand side.

From Hay, or Whitney toll bridge, turn off the B4350 towards Clifford Community Centre and St Mary's Church. Continue up the hill for just over half a mile, ignoring the first left turn, then take the next left into Priory Wood. Continue as above.



Marketed by: Trivett Hicks, Ross On Wye