LOCATION
Hill House occupies a wonderfully secluded yet most accessible location just over a mile west of the market and tourist town of Ross-on-Wye. Being situated on the brow of a hill, the dwelling enjoys wonderful views across adjacent farmland towards three churches, namely Bridstow, Ross-on-Wye and Weston-under-Penyard.

Monmouth, Ledbury and Hereford are all within approx. 20 minutes drive, whilst the M50 motorway/A40 dual carriageway network means that Cheltenham, Birmingham, Newport, Cardiff and Bristol are all within easy striking distance.

HISTORY
Although it is thought that there was probably a dwelling on this site as long ago as the 1600s, the greater part of what we see today was constructed in 1840, with subsequent additions being made around 1880. There have been remarkably few owners over the last sixty years, each party having loved the place so much, that a move was only made when age or infirmity intervened. The maturity of the site is reflected in the fact that there is a wide range of varied trees to the western, northern and north-eastern boundaries.

To the extreme Southeastern corner of the grounds is a former Coach House, and this brochure currently excludes the Coach House. However, the owner is open to discussion if interested parties should also wish to purchase same.

THE HOUSE AND ACCOMMODATION
Since acquiring the property in 2011, the current owners have overseen a massive transformation and refurbishment, resulting in the exquisite and beautifully presented accommodation which one sees today. These works include the very substantial reroofing of the property, the floors being taken up for underfloor central heating and insulation, together with extensive other fundamental works. These works were undertaken with three principal objectives: energy conservation, building durability, and 21st century functionality, thus not only floors, but also roof voids received much insulation and all lighting is low energy LED. Much research was also undertaken to ensure that features incorporated into the renovation work were period correct. For example, the traditionally manufactured hessian and plaster cornice throughout. A five camera CCTV system was also installed, with online monitoring and playback.

As mentioned earlier, one of the true delights of this property is the number and size of windows, all of which have been replaced to the original sash design, but in hardwood, and with low energy loss/double glazing. This means that there is a huge penetration of natural light which helps to create a really magical ambience.

There is a wonderfully welcoming and spacious Reception Hall, with Clearview woodburning stove, three superb Reception Rooms, and a Kitchen and Dining area which is vast in size and beautifully fitted with an Underwood kitchen comprising a selection of burr Oak and hand painted cabinets. Appliances include two Miele ovens, 5 burner gas hob, dishwasher and 3 fridges. Via bifold doors, this area opens up onto the Rear Sun Terrace, thus having virtually an alfresco dining experience if required. As well as the lounge and drawing room there is an additional reception room which is currently used as the office, but can easily lend itself to become the playroom or hobby room. The ground floor also consists of a cloakroom, utility and porch area. The first floor has five well proportioned bedrooms with three en-suite bath/shower rooms, and a family bathroom. The ground floor has underfloor heating throughout generated from an air source heat pump which also heats the hot water. There is an LPG gas-fired boiler which heats the radiators on the first floor. Beneath the property is a cellar, which has potential for conversion to a further recreation room.

PRINCIPAL AREAS OF LAWNED GARDEN
With the property lie to the south, west and north of the house. Neat level areas of lawn are fringed by a wide variety of shrubs and specimen trees.

A wonderfully screening bank of trees to almost the whole of the rear boundary ensure a very high level of privacy and seclusion.

Flanking the western side of the house is a Paved Sun Terrace with some most attractive planting around. There is also a Superb Alfresco Terrace adjacent to the bifold doors in the kitchen. The area of ground being sold with the house extends to over an acre.

Services
Mains water and electricity are connected. Private drainage.

OUTGOINGS: ‘G' Council Tax Band EPC RATING: ‘D' (Full EPC Rating available)

BT BROADBAND AVAILABILITY SPEEDS: Fibre to the home with current speeds offered by BT of up to 900Mb download speed.
There is a full LAN to all rooms provided by Cat.5e cabling and switchbox. Also cabling and speakers for music distribution to most rooms.

TO VIEW:
Strictly and only please by prior telephone appointment with Morris Bricknell Ross-on-Wye[use Contact Agent Button]. For enquires out of office hours, please try Norman Bricknell on[use Contact Agent Button].

Directions
Leave the western outskirts of Ross at Wilton roundabout (BP service station) taking the A49 towards Hereford. After approx. 100 yards, carefully take the first turning right towards Backney and Sellack. Drive down the hill, passing Bridstow Church on the right. Ascend the next hill, and on the brow of the hill, just before a right-hand bend, take the 90° left turning onto the driveway for Hill House.

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