An important Grade II Listed detached Farmhouse, separate detached Cottage & 1 bedroom Byre, and land, in a peaceful rural location with outstanding uninterrupted far reaching views


Situation
Hill House Farm is situated on the fringe of the popular village of Bosbury, in a super rural location. Bosbury is a popular village having a charming 12th century Church, primary school, cricket club and village Inn, with the village hall being a focal point for the community and offering a variety of clubs and events. There is also a good pub at Staplow. Many of the houses in the locality are timber framed and are of particular architectural note and the village also has historic links to the Knights Templar and Arts & Crafts Movement.

This part of Herefordshire lies close to the Worcestershire border and is renowned for its scenic and unspoilt countryside. The area offers a sought-after rural quality of life, without being isolated, combined with excellent access to the market town of Ledbury which is well known for its restaurants, independent shops and boutiques and annual poetry festival. Malvern and the larger towns and cities of Worcester, Hereford and Birmingham are easily accessible and offer a comprehensive range of shopping and leisure facilities.

Description
Hill House Farm has been in the same ownership for over 25 years. The original part of this half-timbered property is believed to date back to the late 16th century and there is a fine example of decorative panelling to the gable end. Later extensions are also half timbered and internally there are a wealth of period features to include superb exposed wall and ceiling beams together with exposed floorboards.

The reception hall has a flagstone floor and to the rear a glazed door to the rear canopy porch and the beautiful rose garden. There is a cloakroom and a separate utility room with a quarry tiled floor, fitted shelving and recess and plumbing for a washing machine.

The sitting room has an impressive original fireplace with a flagstone hearth, wood burning stove and a wooden mantle over. Within the window recess to the right of the fireplace there is a delightful and peaceful seating area ideal for reading. The adjacent study/office has lovely exposed timbers and the formal dining room has a brick fireplace recess, views overlooking the rear garden and superb wooden panelling with an intricate decorative border.

From the hallway a door leads through to the kitchen which has a tiled floor, a stable door to the front and part glazed stable door to the rear. There is an excellent range of fitted units with granite worktops and a central island unit with two stainless steel sinks and a mixer tap, a 4 oven oil fired Aga and integral appliances include a Neff dishwasher, electric oven and two ring induction hob. A feature wall with inset original circular millstones and open beams over leads through to the breakfast room which has part exposed stone walls, a tiled floor, recess down lighting and French doors to the garden and patio.

A wide dog leg staircase with original balustrading leads up to the ‘L’ shaped first floor landing which has an original fireplace and a range of useful fitted cupboards. The master bedroom suite comprises a magnificent dual aspect bedroom open to a vaulted ceiling with a glazed door leading out onto the original external granary steps and a large en suite bathroom with a white suite to include a walk in shower cubicle. The adjacent bedroom 5 which overlooks the front of the property could also be used as a separate dressing room to the master bedroom suite. There are two lovely guest bedrooms both dual aspect and both with exposed floorboards and bedroom 4 overlooks the rear garden and enjoys stunning far reaching views across to May Hill. There is a half tiled family shower room and a separate family bathroom which has exposed floorboards and a white bathroom suite.
On the second floor there are 5 attic rooms with light and power. There is scope to utilise this space as additional accommodation.

Hill House Farm Cottage
Situated near to the house on the other side of the driveway is a detached guest barn providing additional accommodation for guests, extended family, staff, or alternatively as separate income. The cottage comprises a reception hall with a brick tiled floor and a spiral staircase to the first floor, a shower room with a Mira corner shower and the location of the Firebird combi 90 oil fired boiler. The sitting room is dual aspect and the breakfast kitchen has a range of fitted units and a 2 oven Aga. On the first floor a staircase leads from the sitting room to the master bedroom with a vaulted beamed ceiling with an ensuite shower room. From the spiral staircase in the hallway there is a further double bedroom with an en suite bathroom.

Outside there is a gravelled area for at least three cars and an attractive south facing patio area. To the side there is a gravelled seating area and a pathway to a private patio area which enjoys the afternoon sun.

Barn Owl Byre
This separate detached dwelling is single storey and extends to approximately 457.2 sq ft. There is a hallway with a cloaks cupboard and a multi paned door through to the sitting room which is open to the ceiling and has a wooden floor and French doors opening out onto a south facing seating out area.

The adjacent kitchen area is also open to the ceiling and has underfloor heating, French doors to the garden and a door to a wet room with a walk-in shower. The double bedroom is lovely and light and also has French doors to the garden and a wooden floor. (Please note the kitchen units are not included.)

Outside there is parking for a car and gated access to the rear south facing patio area and a raised lawned area which has stunning views over open countryside without another property in view.

Gardens and Grounds
The gardens and grounds extend to approximately 3.5 acres and the outbuildings and garaging in total extend to approximately 3884 sq ft.

The driveway passes Hill House Farm Cottage and the numerous outbuildings and continues to the front of the property with an ample parking and turning area and a detached barn currently used as a garage which has an adjacent open fronted store and log store. Access to the cellar is also from the driveway and has light and power and is where the oil fired central heating boiler is located. Other outbuildings include the Tool Shed and Forge and large detached workshop known as ‘The Flower Barn’ which has full length double doors, an office and cloakroom area, mezzanine storage area and at the rear two stores/stables.

The gardens area a feature of the property and are predominantly south facing and laid to lawn with stunning uninterrupted views. There is a lake with a central island and bullrushes and water lilies making it a wonderful wildlife haven with an adjacent meadow and orchard with apple and greengage fruit trees. A superb sunken garden lined with stones from a local Knights Templar court provides a wonderful secluded alfresco dining area. The rose garden has gravelled pathways and a wide selection of old fashioned varieties in an array of stunning colours and to the side of the property there is a well stocked vegetable garden with raised beds and a greenhouse.

Fixtures and Fittings
All fixtures, fittings and furniture such as curtains, light fittings, garden ornaments and statuary are excluded from the sale. Some may be available by separate negotiation.

Services
Both Hill House Farm and Hill House Farm Cottage benefit from mains water and electricity, shared private drainage and oil fired central heating.
Barn Owl Byre benefits from mains water and electricity, private drainage and electric heating.

We understand that the current broadband download speed at the property is around 3.7 Mbps, however please note that results will vary depending on the time a speed test is carried out. The estimated fastest download speed currently achievable for the property postcode area is around 1000mbps (data taken from checker.ofcom.org.uk on 20/07/2022). Actual service availability at the property or speeds received may be different.

None of the services, appliances, heating installations, broadband, plumbing or electrical systems have been tested by the selling agents.

Tenure
The property is freehold.

Agent’s Note
The adjacent paddock extending to 5.65 acres (shaded orange on plan on page 15) is available for purchase by separate negotiation or is available for lease/rental.

Local Authority
Herefordshire District Council.
House Farm Council Tax Band: G.
Hill House Farm Cottage Council Tax Band: C.
Barn Owl Byre Council Tax Band: A.

Public Rights of Way, Wayleaves and Easements
The property is sold subject to all rights of way, wayleaves and easements whether or not they are defined in this brochure.

Plans and Boundaries
The plans within these particulars are based on Ordnance Survey data and provided for reference only. They are believed to be correct but accuracy is not guaranteed. The purchaser shall be deemed to have full knowledge of all boundaries and the extent of ownership. Neither the vendor nor the vendor's agents will be responsible for defining the boundaries or the ownership thereof.

Viewings
By strict appointment through Fisher German LLP.

Directions
Postcode - HR8 1JU

What3words///supreme.lessening.defining