Rooms

Summary of Features
* Stunning and beautifully presented village home (1,700 sq ft) * 3 bedrooms, main en-suite plus family bathroom, 2 receptions * Feature open plan fitted kitchen dining room overlooking garden * Zoned underfloor heating throughout ground floor * Private drive to large, detached garage with first floor rooms * Attractive paddock and gardens, countryside views

Acreage
In all 0.61 Acres.

Situation
Mistletoe Cottage is situated in the popular village of Kingsland, just 4½ miles from the market town of Leominster between the rivers Lugg, Arrow and Pinsley, within the beautiful Herefordshire countryside. Whilst rurally located, the well served village has great accessibility and is within easy reach of Ludlow and the Cathedral City of Hereford, a short and pleasant drive away. There are good road and rail links to the rest of the country.

Mistletoe Cottage
* This bespoke built house is constructed to a Border Oak Pearmain oak framed design. Brick and lime rendered elevations sit under a reclaimed clay tile roof, complemented by cast iron guttering and oak barge boards. * This immaculate property is thoughtfully designed and has been lovingly enhanced and presented by the current owners. The internal oak framing, doors and architraves create an aesthetically pleasing, quality finish. * An oak framed porch welcomes you to the vaulted entrance hall, with galleried landing above. Zoned under floor heating topped by porcelain tiles throughout the ground floor create a warm and crisp living environment. The hall opens to the living areas and benefits from a bespoke window seat, built in cloak cupboards and a WC. * The spacious kitchen and dining room form the heart of this comfortable home. The fitted kitchen, with granite worktop has a Rangemaster stove, Bosch appliances and space for white goods/American fridge freezer.

Property continued
* Within the kitchen, a large island separates the dining area. This light and airy room has double glazed side elevations and French doors to the patio. A rear door to the kitchen provides easy access to front and rear gardens and the garage. * The triple aspect living room focuses on a feature Bath Stone fireplace, inset with Clearview wood burning stove, French doors open to the rear patio. * To first floor, the galleried landing leads to the three bedrooms and family bathroom, with digital shower over the bath. An airing cupboard provides useful storage and houses the large pressurised hot water tank. * The double aspect and generous, vaulted main bedroom benefits from an roof lights, built in wardrobes, a dressing area and a smart en-suite shower room. The guest double room is also double aspect, and the single room has fine countryside views from the front of the property.

The Outside
* Approached off the village road, a private tarmac drive leads to the rear parking, in front of an impressive detached double garage (6m x 6m, two storey). * Formal front and rear lawned “cottage” gardens are enclosed by deciduous hedging to create an attractive setting. The well stocked gardens frame the house beautifully. * The detached timber framed garage provides secure parking/storage/workshop space and benefits from internal stairs to a first floor, where there is ample, insulated storage/loft rooms. * To the rear of the property is a fenced and hedged paddock, with a ha-ha at the far end. This secluded retreat is managed as a wildlife meadow to encourage flora and fauna, as well as the birds, bees and hedgehogs.

Location
* Mileages: Leominster 4½ miles, Ludlow 10½ miles, Hereford 16 miles, Hay-on-Wye 21 miles, Ledbury 26½ miles, Birmingham 49 miles * Road: M50 (Jct 4) 30 miles, M5 (Jct 7) 33 miles * Railway: Leominster, Ludlow, Hereford * Airport: Birmingham (69 miles)

Property Information

Services
Mains electricity, water, drainage & gas (central heating).

Broadband
BT fibre broadband connected (FTTC), c. 50 mbps d/l. Gigaclear offer faster fibre broadband at upto 500 mbps d/l.

Council Tax
Band “E” (£2,659 for 2023/24).

Listing
This property is not Listed.

EPC
Rated: "TBC".

Access Drive
The neighbouring property has a right of way over the drive to their garage, with a 50% maintenance contribution.

Windows
All timber double glazed windows.

Fixtures
In the kitchen, the American fridge/freezer and tumble dryer are not included in this sale but may be available by separate negotiation. The Jim Lawrence lighting is also excluded but available by negotiation.

General Information

Schools
* Primary: Kingsland, Leominster, Ludlow. Further information is available at: * Secondary: Leominster, Ludlow. Further information is available at: * Independent: Leominster, Ludlow & Hereford. Further information available at:

Local
The popular village of Kingsland has good village amenities, including a Post Office, village shop and tearoom, two pubs, a primary school, church and a village hall. Nearby, Leominster offers a wider range of amenities to meet most day-to-day requirements, including independent shops, coffee shops, pubs, antique shops, three supermarkets, a doctor’s surgery, and community hospital. Ludlow, Hereford and Hay-on-Wye are also within easy reach.

Recreational
The area offers a wide range of outdoor activities and Kingsland has a good selection of sports and social clubs, from Bell ringers and Brownies to the WI and walking clubs. There is also an annual flower show and if history is of interest, the Mortimers Cross Battlefield Project is happy to welcome volunteers. Further sports clubs and recreational activities can be found in Leominster. The market towns of Hay-on Wye and Ludlow offer a broad range of events and festivals throughout the year including the renowned Ludlow Food Festival and Hay Festival of Literature & Arts.

Postcode
HR6 9QS.

Directions
From Leominster: Head west on the A44 for 1 mile, shortly after the Morrisons roundabout, fork right at Barrons Cross onto the B4360. Continue 1.2 miles and take the right turning signed to Kingsland (B4360). Continue for 1.6 miles, around a sharp right-hand bend and then a sharp left-hand bend, this property will be on your right side after approximately 160 metres

What3Words
///cushy.develop.bonds

Agents Notes
Grant & Co and their clients give notice that: 1. They have no authority to make or give any representations or warranties in relation to the property. 2. These particulars have been prepared in good faith to give a fair overall view of the property, do not form any part of an offer or contract and must not be relied upon as statements or representations of fact. 3. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents. The Agents have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. Fixtures & Fittings Unless mentioned specifically all fixtures & fittings are excluded from the sale.

Property information from this agent

• Particulars