GUIDE PRICE £350,000 - £400,000

A small, rural village picturesque timber framed detached two-bedroom, late 17th century thatched Grade II Listed cottage, with later alterations, constructed of whitened render/ stone and brick. The scheme under planning permission 22/00088/full allows extension of the cottage to incorporate a close by existing detached brick and sandstone barn, by way of a linked entrance to create a single dwelling (see photos opposite). In addition, there is a detached timber framed hay barn and a detached outhouse building used presently as a utility space. Gardens and grounds to 1.6 acres or thereabouts

Comment By Mark Johnson Frics - @ BAKER WYNNE & WILSON

Not suitable for purchasers requiring a standard mortgage - Cash buyer only.

Guide price £350,000 - £400,000 - offers considered

With reference to all planning permission documents and plans please visit Cheshire West and Chester planning portal.

The planning permission allows the refurbishment of the grade II listed Yew Tree Cottage and extension into an existing barn by way of a link entrance to create a single dwelling. Works to the listed building are internal rectification works with minor layout changes, with the aim of improving the condition of the heritage asset and enhancing its overall setting whilst also creating a dwelling in line with current day standards.

The vendors are inviting offers for this property with immense potential to create a picturesque country village home. Purchasers shall be deemed to have made their own enquiries into the possibility of erecting a separate dwelling or dwellings on the side garden.

Reservation Of Future Development Rights - The vendors wish to reserve an appropriate 'development uplift clause' within the sale contract based on 30% of the enhanced value being paid to the vendor or their successors in title, triggered by the approval of any separate residential planning permission/s on the side garden/ paddock. The clause will remain in force for a period of 21 years. Any ancillary domestic buildings or extension/s of the existing residential property will be excluded from the scope of the trigger event. Further details will be provided by the vendors solicitor during pre-contract enquiries following acceptance of an offer (subject to contract).

Directions To Cw6 9Dp - What3words reference ///croutons.remarried.pickup

Grade Ii Listing (List Entry No. 1215132) - - 25th November 1991 SJ[use Contact Agent Button]
UTKINTON EATON LANE SJ 56 NE 1184-6/10000 Yew Tree Cottage II
Cottage, late C17 with later alterations, whitened stone and brick, thatched roof. Single storey and attic, 2 bays, flush casements with glazing bars, boarded door in large section square frame. Two corner posts to east gable end and exposed tie beam. The attic windows are in the gables and there is a small window by the chimney in the east gable-end. The west gable and rear (north) walls are of stone, the others of brick. Interior: Two rooms each to ground floor and attic, timbers in the cross wall. Low ceilings, chamfered beams, and exposed ceiling joists in both ground floor rooms. Boarded doors on strap hinges and old tee hinges. Staircase wholly of very narrow winders. Some exposed timbers in attic also exposed purlins and cleft thatch rafters.
Listing NGR: SJ[use Contact Agent Button]

Location - Cotebrook and Utkinton Villages are both only a short drive away from the Georgian High Street of Tarporley - one of Cheshire's most highly regarded villages that boasts a diverse selection of amenities including a community centre, tennis courts, convenience stores, fashion boutiques, cafes, restaurants, public houses, Doctors surgery and three Churches.
The village is also renowned for its excellent educational facilities with Tarporley Primary School and Tarporley High consistently maintaining a strong reputation. Those seeking a wider choice of schools will find ample provision by virtue of the Grange School in Hartford and in Chester with the impressive choice of Kings, Queens and Abbeygate.

The area has access to glorious countryside and places of significant interest that include ancient castles, boating facilities on nearby canal and the outstanding Delamere Forest. Wonderful walks are provided via the Whitegate Way and Sandstone Trail.

Whilst the area is renowned for its outstanding natural beauty, the house also offers an excellent base for the business traveller. In terms of road links, there are extensive connections to the M56, M6 and M53. The A49, A51 and A55 all link to key to areas of commerce.

With regards to railway services, there are stations at nearby Hartford, Cuddington, Frodsham, and Chester. All operate on either the Chester - Manchester or Liverpool - London lines. Fantastic connections can be enjoyed at Crewe railway station, with the service to London taking just over 90 minutes.

Two international airports can be located within 45 minutes' drive - Liverpool John Lennon International Airport and Manchester International Airport.

Accommodation - With approximate measurements comprises:

Living Room - 4.39m x 4.27m (14'5" x 14") - Stone hearth and brick chimney breast, quarry tile floor, exposed beams, radiator.

Kitchen - 4.93m x 2.13m (16'2" x 7'0") - Quarry tile floor. Twin bowl sink unit.

Utility Boot Room - 4.32m x 2.13m (14'2" x 7'0") - Quarry tile floor, Worcester LPG central heating boiler.

Bathroom - 2.34m x 2.01m (7'8" x 6'7") - Low level W/C. Roll top bath, Quarry tile floor. Exposed beams.

First Floor -

Bedroom One - 4.88m x 2.79m (16' x 9'2") - Exposed trusses and purlins. Radiator

Bedroom Two - Exposed trusses and purlins. Radiator.

Exterior - Total estimated area - 1.6 acres (see attached plan) Title Number CH342934

Driveway off Eaton Road to cottage gardens, lawn, orchard, and paddock with separate field access onto the road as well.

Additional Buildings - Detached brick and sandstone barn with an adjoining former pig sty, situated close to the cottage. 27.3 x 17.5
Lean to garage 17.2 x 11.9
A small, detached timber framed hay barn.
A more recent small, detached outhouse building used presently as a utility space .7.7 x7.7
Mature gardens with an array of shrubs and trees
Rear lawned garden section and small paddock adjoining.

Council Tax - Band F.

Viewings - PRIOR APPT TO VIEW ON FIXED OPEN DAYS.

Services - MAINS WATER , ELECTRICITY, DRAINAGE, AND LP GAS TANK SERVING THE CENTRAL HEATING BOILER.

Tenure - Freehold