Lower Hollins Farm

SITUATION

Occupying a delightful position within the Staffordshire Moorlands, near to the Cheshire border and enjoying the panoramic views of the surrounding countryside. The property is ideally placed for commuting into Leek, Congleton, Macclesfield and surrounding towns. The train station from Macclesfield offers commuting times into Manchester of 25 minutes and London of 1 hour and 47 minutes. Horton Village is located some 3.5 miles west of the thriving market town of Leek, which benefits from independent local traders and supermarkets including Sainsbury's and Morrisons. Horton is also well placed for good local schools, with Horton St Michael's Primary School having achieved an Outstanding Ofsted report. In the private sector Kings School and Beech Hall School in Macclesfield are also within easy access.

DESCRIPTION

The main farmhouse is exquisitely presented throughout to a high standard and boasts a wealth of period features in addition to quality fixtures and fittings. Within the grounds are outbuildings, barns, stables, a tack room and menage which offers fantastic opportunities for any discerning equestrian buyer, in addition to a double garage with a first floor self contained apartment currently utilised as a holiday let.

An attractive storm porch, opens to a welcoming entrance hall with Oak staircase and Minton tiled flooring. Two generous reception rooms are located to the front of the property both enjoying multi fuel stoves and dual aspect windows, with views over the formal gardens. A magnificent 37ft kitchen / dining / family room is at the heart of the home with fully fitted bespoke kitchen with space for an electric Range cooker and feature oak island unit. From the dining area, French doors open to a patio and further windows provide a light and airy feel and take full...

THE FARMHOUSE

Lower Hollins Farmhouse is approached via a stone driveway off School Lane leading into a yard area which provides ample parking and turning areas.

The house is a fine example of a traditional brick built home which has been extended by the current owners to create spacious and well proportioned accommodation throughout,
to provide for the requirements of modern living with character.

Entrance Hall

Solid wood door to the front elevation, Minton tiled
flooring, solid oak staircase, radiator, exposed timber
beams, oak paneling.

Cloakroom

Low level WC, wall mounted sink, radiator.

Reception Room One

UPVC double glazed window to the front and side elevation, original shutters, multi fuel stove set in stone, radiator, exposed timber beams, solid oak flooring.

Reception Room Two

UPVC double glazed window to the front and side elevation, radiator, multi fuel stove, tiled hearth, tiled surround, cast iron mantel, exposed timber beams, solid oak flooring.

Kitchen

Solid wood door and UPVC double glazed window to the side elevation, radiator, space for an electric Range cooker, units to the base and eye level, island unit, oak work surfaces, Belfast sink, chrome mixer tap, space for a dishwasher and free standing fridge freezer, exposed timber beams, quarry tiled flooring.

Dining Room / Family Room

Double glazed French doors to the front elevation, UPVC double glazed sash window to the side and rear elevation, radiator, exposed timber beams, solid oak flooring.

Conservatory / Boot Room

French doors to the side elevation, solid wood door to the side elevation, exposed brickwork, exposed timber beams, quarry tiled flooring, water tap.

Utility Room

UPVC double glazed window to the front elevation, units to the base, Belfast sink, chrome mixer tap, storage cupboards, plumbing for a washing machine, space for a dryer.

First Floor

None

Landing

UPVC double glazed window to the side elevation, radiator, airing cupboard.

Bedroom

UPVC double glazed window to the front and side elevation, radiator.

Ensuite

UPVC double glazed window to the rear elevation, Victorian style radiator, P-shaped bath with shower over, low level WC, pedestal wash hand basin.

Bedroom

Two UPVC double glazed windows to the front and one to the side elevation, radiator.

Bedroom

UPVC double glazed window to the front and side elevation, radiator.

Bedroom

UPVC double glazed window to the side elevation, radiator.

Bathroom

UPVC double glazed window to the rear elevation, Victorian style radiator, free standing bath with rain head shower over, low level WC, pedestal wash hand basin.

BRICK BARN

To the south west of the house, there is a two storey brick barn with attached single
storey section to the rear. To the ground floor there is a double garage, utility room,
former shippon and a workshop. To the first floor there is The Garden Loft, which
the current owners have converted to living accommodation and they successfully
use it for holiday letting purposes, but it could also be used as guest accommodation
or for dependent relatives and it is more particularly described as follows:

Double Garage

Two solid oak double doors, two UPVC double glazed windows to side elevation, light and power connected.

Utility Room

Units to the base level, wood work surfaces, Belfast sink, plumbing for washing machine, light and power.

Tack Room

Light and power.

Former Shippon

Presently used for storage, stable doors, water tap, power and light.

Workshop

Power and light.

The Garden Loft

None

Kitchen

Velux style window, units to the base level, four ring electric hob, electric oven,
ceramic sink with chrome mixer tap, integral fridge, feature timber beams.

Shower Room

Corner shower, low level WC, pedestal wash hand basin, chrome ladder radiator,
feature timber beams.

Living Room / Bedroom

Juliet balcony to the side elevation, two Velux style windows to front elevation,
Morso wood stove, stone hearth, feature beams, electric radiator.

FARM BUILDINGS

The buildings at Lower Hollins Farm are situated to the rear of the
brick barn and are extremely well maintained and flexible in nature
and are more particularly described as follows:

Court Yard

Area laid to gravel, selection of fruit trees.

Open Barn

Steel portal frame with a double pitched corrugated cement fibre roof over a concrete floor. Three bays used for general storage and the other two bays having two stables measuring 3.75m x 4m each.

Barn

Steel portal frame with a double pitched corrugated cement fibre
roof over a concrete floor. Three bays used for general storage and
the other two bays having two stables measuring 3.75m x 4m each.

Menage

Enclosed by timber post and rail fencing, all weather surface and
gated access.

THE LAND

The formal gardens at Lower Hollins are of particular note and extend to approximately 1.20 acres to the west of the farmhouse. They have been lovingly created by the present owners and comprises of a herb garden, cut flower garden, separate fruit garden, an orchard and vegetable plot. There are various pathways leading to seating and entertaining areas and these provide opportunities to take in the views, peace and the tranquillity.

To the south of the formal garden, a 2.30 acre field has been allowed to return to nature and is a haven for butterflies, other insects and mammals with newly planted woodland.

To the east of this, there is a 2.28 acre grassland paddock well suited to the grazing of horses and livestock.

Bordering the entrance driveway there is a further paddock extending to approximately 0.72 of acre.

Additional information

None

SERVICES

Mains water & electricity supplies connected.
Oil fired central heating. 3yr old Worcester BOSCH boiler
Drainage is via a septic tank.

COUNCIL TAX

The property is currently in band 'F' however an improvement indicator is in place meaning it may be reassessed when a relevant transaction takes place.

METHOD OF SALE

Lower Hollins Farm is offered for sale by private treaty with Vacant Possession.

FIXTURES AND FITTINGS

Only those items specifically mentioned in these sale particulars are included in the sale.

PUBLIC RIGHTS OF WAY AND EASEMENTS

The property is sold subject to and with the benefit of all rights of way whether public, private, rights of water, light, support, drainage, electricity and other rights and obligations, easements, quasi-easements, restrictive covenants and all existing and proposed wayleaves whether referred to or not.

BOUNDARIES

Neither the vendor nor the vendor's agent will be responsible for defining the boundaries or their ownership thereof and the purchaser(s) shall rely on their own inspection and the information appearing in the Land Registry.

ACCESS

The property has a right of way over the 0.4 mile hardcore track known as School Lane from Bond House Lane.

SPORTING, TIMBER AND MINERAL RIGHTS

Sporting, timber and mineral rights are included in the sale in so far as they are owned.

VAT

Any guide prices quoted or discussed are exclusive of VAT. Should any part of this sale or any rights attached to it become chargeable then this will be payable by the purchaser. We are not aware that any election to VAT has been made at this time.

VIEWING

Appointments to view will be through the Selling Agents only.

DIRECTIONS

From our office on Derby Street, Leek proceed along Ball Haye Street, at the traffic lights turn left on to Stockwell Street. Follow this road out of town turning left, signposted Rudyard. Follow this road into the village of Rudyard, at the mini roundabout take the first left into Dunwood Lane, continue along this road taking the first right signposted Tollgate Road. Follow this road to its extremity and turn left signposted Horton Village Hall, continue for a short distance taking the first right passing Horton Village Hall continue along this lane where the property is then situated on the left hand side identifiable by double gates directly after Horton Green Farm.