4 bedroom house

Immaculate country home situated in peaceful Hertfordshire village within easy reach of Royston, with four bedroom barn conversiaon, stables, arena, and paddocks extending to about 12 acres

SITUATION
Royston 4 miles, Hitchin 14 miles, Cambridge 18 miles
International airports: Stansted 25 miles, Luton 25 miles, Heathrow
53 miles
Mainline Train Services: Royston to London St Pancras 50 minutes
Old Foxes is privately situated well back from the country lane in the
picturesque village of Kelshall. The village is located just 4 miles from
the historic market town of Royston, which offers a diverse range of
shopping, dining and entertainment facilities including Royston Picture
Palace. The nearest gastro pub is the excellently rated Fox and Duck in
the neighbouring village of Therfield and supermarkets within Royston
include M&S food and Tesco

Education
Hertfordshire offers an excellent range of state and private
schools including Howe Green House, St. Edmund`s College and
Bishops Stortford College. Nearest state primary is Therfield First
School and nearest secondary school is King James Academy Royston
which caters for middle and upper school. Further afield there are
exceptional Private schools in Cambridge Further information can be
found at www. of

Local, Sporting & Recreational
There is excellent walking opportunities
from the property and outriding onto a nearby bridleway which further
connects to other routes. The nearest Golf Course is found in Royston
which also offers a variety of gyms and leisure centres. Racing is found
at Newmarket Racecourse and the nearest hunt and Pony Club is
Cambridgeshire Hunt.

OLD FOXES
Situated in a charming and peaceful Hertfordshire village Old Foxes
was converted from a timber tithe barn into a superb four bedroom
country home with three reception rooms. The property is accessed
from the lane through a sweeping drive providing plenty of off road
parking and leading to a brick built garage. Nestled within private and
well landscaped extensive gardens which abut the equestrian facilities.
The property has been beautifully finished to an exacting standard and
meticulously maintained offering impressive accommodation which
comprises:
• Entrance Porch
• Vaulted Hallway with
Galleried Landing
• Sitting Room
• Dining Room
• Kitchen/Breakfast/Family
Room
• Utility/Boot Room
• Cloakroom
• Principle Bedroom with EnSuite Bathroom
• Three Further Bedrooms
• Family Bathroom

EQUESTRIAN FACILITES
The well designed equestrian facilities are accessed by the rear of
the house and vehicular access is available via a five bar gate which
leads off from the main driveway. There are two timber stable blocks
in a concrete yard, one containing three stables and tack room and
the other containing four stables including a foaling box and a store
room. There is also a stone and brick barn adjoining the yard which
is prime for conversion. The yard leads off to the paddocks which are
level and gently rolling, consisting of three smaller paddocks and one
larger paddock (see sale plan) there is also a rubber and sand mix 40m
x 20m arena.

• 40M X 20M Arena
• Separate Vehicular Access
• Seven Stables in Two blocks
• Large Concrete Yard
• Feed Room & Store
• Well Fenced Paddocks
• Brick and Flint Barn
• Quiet Outriding

EXTERNAL & GROUNDS
The gardens of Old Foxes wrap three side of the property and are
beautifully maintained with a mixture of well stocked beds, patio areas
and lawns totalling 1 acre.
Summer House/Home Office
Situated between the gardens and the equestrian facilities there is
a fully lined summer house/home office ideal for home working as
plumbed and connected to electricity.
Triple Garage
Brick built and situated independently of the main house and ideal for
annexe conversion (STP), with power and light connected.
In total 12.3 Acres. Further land available by separate negotiation

AGENT`S NOTES
Fox Grant and their clients give notice that:
1. They have no authority to make or give any representations or warranties in relation to the property.
2. These particulars have been prepared in good faith to give a fair overall view of the property, do not
form any part of an offer or contract and must not be relied upon as statements or representations of fact.
3. Any areas, measurements or distances are approximate. The text, photographs and plans are for
guidance only and are not necessarily comprehensive. It should not be assumed that the property has
all necessary planning, building regulation or other consents and Fox Grant has not tested any services,
equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.
Plans, Areas and Schedules These are based on the Ordnance Survey and are for
reference only. Any error or mis-statement shall not annul the sale or entitle either party to
compensation in respect thereof.
Local Authority North Hertfordshire District Council
Council Tax F - £2290 per annum
Energy Performance Certificate TBC
Services Mains water and electricity. Mains drainage. Oil fired central heating with
ground floor underfloor heating.
Fixtures & Fittings Unless mentioned specifically all fixture, fittings and garden ornaments
are excluded from the sale.
Tenure The property is sold as Freehold and will be sold with vacant possession on
completion.
PROPERTY CODE CV,EQ,SH,FL
Particulars Prepared by Charlotte Roberts-Barr August 2021

what3words /// prom.bond.rectangular

Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.

Marketed by: Fox Grant, Salisbury