Lower Hollins Farm is a truly spectacular country house, situated in an attractive rural locality and centrally positioned within its beautifully landscaped grounds extending to 7.31 acres or thereabouts.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 a 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 successful 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 advantage of views beyond the terrace and garden. To the rear of the property is a conservatory / boot room and a utility room.Four bedrooms are arranged over the first floor, the principal bedroom being most notable having an ensuite bathroom off. A family bathroom completes the internal accommodation and comprises of a free standing bath with rain head shower over, low level WC and pedestal wash hand basin.Externally there are beautifully landscaped gardens which include a herb garden, cut flower garden, orchard and vegetable plot. A sweeping gravelled driveway leads to ample parking, a detached double garage with utility and apartment above, outbuildings suitable for equestrian or other livestock use and grass paddocks.Strictly by prior appointment with the agents Whittaker & Biggs, a viewing comes highly recommended.

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.

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 tiledflooring, solid oak staircase, radiator, exposed timberbeams, oak paneling.

Cloakroom
Low level WC, wall mounted sink, radiator.

Reception Room One - 12' 10'' x 12' 10'' (3.91m x 3.92m)
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 - 12' 10'' x 13' 0'' (3.90m x 3.95m)
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 - 13' 11'' x 17' 7'' (4.24m x 5.36m)
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 - 11' 9'' x 18' 6'' (3.58m x 5.65m)
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 - 10' 6'' x 19' 1'' (3.21m x 5.82m)
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 - 8' 9'' x 16' 6'' (2.66m x 5.04m)
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

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

Bedroom - 12' 7'' x 12' 10'' (3.83m x 3.90m)
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 - 12' 10'' x 16' 8'' (3.92m x 5.07m)
Two UPVC double glazed windows to the front and one to the side elevation, radiator.

Bedroom - 12' 10'' x 13' 0'' (3.90m x 3.95m)
UPVC double glazed window to the front and side elevation, radiator.

Bedroom - 10' 3'' x 10' 9'' (3.13m x 3.27m)
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 singlestorey 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, whichthe current owners have converted to living accommodation and they successfullyuse it for holiday letting purposes, but it could also be used as guest accommodationor for dependent relatives and it is more particularly described as follows:

Double Garage - 20' 8'' x 17' 8'' (6.29m x 5.39m)
Two solid oak double doors, two UPVC double glazed windows to side elevation, light and power connected.

Utility Room - 9' 11'' x 8' 10'' (3.03m x 2.69m)
Units to the base level, wood work surfaces, Belfast sink, plumbing for washing machine, light and power.

Tack Room - 9' 11'' x 8' 10'' (3.03m x 2.69m)
Light and power.

Former Shippon - 26' 3'' x 17' 5'' (8m x 5.3m)
Presently used for storage, stable doors, water tap, power and light.

Workshop - 9' 11'' x 8' 10'' (3.03m x 2.68m)
Power and light.

THE GARDEN LOFT

Kitchen - 10' 8'' x 9' 9'' (3.26m x 2.98m)
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 - 9' 9'' x 7' 2'' (2.98m x 2.19m)
Corner shower, low level WC, pedestal wash hand basin, chrome ladder radiator,feature timber beams.

Living Room / Bedroom - 17' 11'' x 20' 6'' (5.45m x 6.25m)
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 thebrick barn and are extremely well maintained and flexible in natureand are more particularly described as follows:

Court Yard
Area laid to gravel, selection of fruit trees.

Open Barn - 68' 11'' x 45' 11'' (21m x 14m)
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 - 16' 5'' x 39' 4'' (5m x 11.99m)
Steel portal frame with a double pitched corrugated cement fibreroof over a concrete floor. Three bays used for general storage andthe other two bays having two stables measuring 3.75m x 4m each.

Menage - 65' 7'' x 72' 2'' (20m x 22m)
Enclosed by timber post and rail fencing, all weather surface andgated 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

Services
Mains water & electricity supplies connected.Oil fired central heating. 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.

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.

Council Tax Band: F
Tenure: Freehold