UTILITY/BOOT ROOM 3.25m x 1.96m (10'7" x 6'5")
Accessed via a door from the side, rear aspect double glazed window with panoramic views over the garden to countryside beyond, ceiling light point, radiator, Belfast style sink with mixer mixer tap over, wood block effect work surface, space and plumbing for washing machine, space for tumble dryer, floor mounted Worcester Bosch oil fired boiler, range of solid wooden storage units, integral freezer, tiled floor, door to:

KITCHEN 3.25m x 2.90m (10'7" x 9'6")
Front aspect double glazed window, recessed ceiling downlighters, bespoke fitted kitchen comprising of a range of floor and wall mounted wooden door fronted units under a light coloured worktop, stainless stele one and a half bowl sink unit with mixer tap over, integral stainless steel hob with discrete extractor over and integral oven below, space and plumbing for dishwasher, integral microwave, integral fridge, radiator, tiled floor, door to:

HALL 3.35m x 1.78m (10'11" x 5'10")
Front aspect full height double glazed windows, ceiling light point, stairs to first floor, exposed wooden floorboards, doors to bedroom four, cloakroom and dining room.

DINING ROOM 3.29m x 4.72m (10'9" x 15'5")
Front aspect full height double glazed windows overlooking the front garden, ceiling light point, coving, radiator, door to sitting room.

SITTING ROOM 3.32m x 8.68m (10'10" x 28'5")
Light and airy dual aspect front to back sitting room with two sets of full height double glazed windows and double glazed French doors leading to west facing rear garden patio with stunning views of the Malvern Hills, additional rear aspect double glazed window overlooking the rear garden and to open countryside beyond, two ceiling light points, two wall light points, radiator.

CLOAKROOM
Ceiling light point, white suite comprising: corner wash hand basin, push flush WC, continued wooden flooring.

BEDROOM FOUR 3.36m x 1.93m (11'0" x 6'3")
Rear aspect full height double glazed windows overlooking rear garden and to countryside beyond, ceiling light point, range of fitted solid wood storage units, including wardrobes and drawers, over bed cupboards, radiator. Also suitable for use as a study,

FIRST FLOOR LANDING 3.36m x 2.67m (11'0" x 8'9")
Front aspect double glazed windows, and two front aspect double glazed skylights, vaulted ceiling, wall light point, radiator, doors to:

MAIN BEDROOM 3.25m x 4.61m (10'7" x 15'1")
Twin west facing double glazed windows overlooking the gardens and the views over the gardens along the Malvern Hills in the distance. Vaulted ceiling with exposed beams, two ceiling light points, two wall light points over the bed, radiator, door to:

ENSUITE 1.22m x 1.91m (4'0" x 6'3")
Recessed ceiling downlighters, extractor, white suite comprising: large walk-in shower cubicle, wash hand basin with storage below, hidden cistern push flush WC, heated chrome towel rail.

BEDROOM TWO 3.24m x 2.74m (10'7" x 8'11")
Side aspect double glazed window overlooking the rear driveway and countryside beyond, ceiling light point, radiator.

BEDROOM THREE 3.22m x 1.78m (10'6" x 5'10")
Side aspect double glazed window, radiator, fitted wooden staircase to attic room currently used a the main part of the bedroom with side aspect double glazed window, wall light point, solid wood flooring.

BATHROOM 2.06m x 1.87m (6'9" x 6'1")
Recessed ceiling downlighters, extractor, white suite comprising: double ended panel bath with mixer taps over and mixer shower over, pedestal wash hand basin with wall light and shaver socket over, WC, heated chrome towel rail, tile effect floor.

FRONT GARDEN
Accessed via a shared driveway from the lane with an initial parking area to the rear of the garaging with space for numerous cars and a further stone parking area immediately in front of the property for three to four cars. Moving around the property is a wide paved path with gates leading to the rear garden and open to side garden.

REAR GARDEN
The majority of the rear garden is mostly laid to lawn with post and rail fencing to the boundary overlooking open countryside, from the many parts of the garden there are amazing panoramic views along the Malvern Hills. Accessed initially from the living room is a spacious paved seating area with space for table and chairs and outside entertaining to sit and enjoy the westerly views towards the sunsets. The patio continues to the rear with a path going all away along the property to meet again at the path at the front, steps lead down from here to the rear driveway, to the back of the garaging. In front of the garaging is a concrete driveway providing parking for five to six cars, accessible from a rear driveway which is mostly laid to stone chip providing further parking if required, there is plenty of space for a caravan, motorhome or whatever you wish to park.

DETACHED GARAGING 15.87m x 4.57m (52'0" x 14'11")
Detached barn, comprises of three large bays and a internal corridor, each bay is accessed via tall double doors to the front with various power and light points, a central corridor has a door that runs to the rear drive and the front drive. Above the whole space is a large open plan, second floor currently fitted with power and light points in preparation for conversion. To the rear of each bay is a window space currently boarded over.

PLANNING PERMISSION
Planning permission is in place for the the potential conversion of the garaging to ancillary living accommodation with a glazed link extension attached this to the main barn. Malvern Hills Planning Reference - M/25/00896/HP - Further plans and details are available from our offices if required.

LISTING - CURTILAGE LISTED
The Old Dairy is considered to be listed as it forms part of the curtilage of the listed, historic Horton Manor Farmhouse (List Entry Number: 1098813) The curtilage listing status means that planning inspectors have formally determined that the physical structure of The Old Dairy is protected as a curtilage building by virtue of their association with the principal farmhouse. The planning implications mean it shares the historic protection of the main estate and so any extensions, renovations, or exterior alterations require Listed Building Consent from the Malvern Hills District Council.

DIRECTIONS
From our office in Malvern turn right and pass along Belle Vue Terrace and onto the Wells Road. Continue along the Wells Road in the direction of Ledbury for approximately 2 miles, then turn left into Hanley Road. Follow the road for approximately 2 miles into the village of Hanley Swan, upon reaching the crossroads with the duck pond on the left continue straight on in the direction of Upton. Turn left onto the a wide lane access which turns back onto itself and follow this to the end where the property can be found at the end of the lane on the left hand side.

What three words - drummers.painters.galaxy

ADDITIONAL INFORMATION
TENURE: We understand the property to be Freehold but this point should be confirmed by your solicitor.

FIXTURES AND FITTINGS: Only those items referred to in these particulars are included in the sale price. Other items, such as carpets and curtains, may be available by separate arrangement

SERVICES: Mains electricity and water are connected. Central heating is oil fired. Drainage is via a septic tank. Please note that we have not tested any services or appliances and their inclusion in these particulars should not be taken as a warranty.

OUTGOINGS: Local Council: Malvern Hills District Council (01684 862151); at the time of marketing the Council Tax Band is: E

MAKING AN OFFER: At the point of making an offer, intending purchasers will be required to produce two pieces of identification for each individual, as well as proof of how they intend to purchase the property. This is required to comply with the Money Laundering, Terrorist Financing and Transfer of Funds Regulations 2017. More information or guidance can be made available upon request.

ASKING PRICE - £780,000

£780,000

Horton Manor Farm, Hanley Swan, WR8

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