Rooms

GRAVELEY
Graveley is a semi-rural village set between Stevenage, Hitchin and Baldock. The village offers two well regarded Public Houses with Restaurants, a Village School and a Golf Course. There is easy access to the A1M. The neighbouring town Stevenage comprises of both New and Old Towns. There are comprehensive shopping facilities in the New Town, Schools, a Leisure Complex, Theatre and Arts centre and the mainline station to London's Kings Cross providing fast and regular trains to Kings Cross in 23mins.

SPECIFICATION
*Re-roofed in 2002 *Replacement sealed unit double glazed windows in 2008 *Consented garage conversion to music room in 2017 *Ground floor refurbishment in 2017 to include redecoration *Recarpeted (John Lewis) *Acova column lacquered raw metal radiators *Solid oak flooring to the sitting room *Replacement Mira shower tray and surround in the shower room *Remodelled hallway *Luxaflex Duette blinds in the sitting room and family/dining room *Roller blinds in the kitchen and utility room *Refitted Howdens kitchen and utility room with solid oak butchers block counter tops and ceramic butler sinks *Replacement floor tiling and underfloor heating to the kitchen *Integrated AEG hob, oven, dishwasher, fridge and extractor fan with freestanding appliances including a Bosch washing machine, AEG tumble dryer and water softener *Bosch wall mounted RSF gas fired condensing boiler installed in 2016 *First floor renovation in 2017 including redecoration with solid oak flooring to all (truncated)

THE ACCOMMODATION COMPRISES
Part-glazed hardwood front door with sealed unit double glazed opaque side window opening to:

RECEPTION HALLWAY 4.78m x 3.44m
A wide welcoming introduction to this family home creating an informal link between the main living areas with wall lights, lacquered raw metal column radiator, tiled steps leading down to the family/dining room, door to the sitting room and doorway to the rear lobby with the downstairs shower room beyond.

SHOWER ROOM/WC
Fitted with a white traditional suite comprising a pedestal hand wash basin, low level wc and a walk-in shower cubicle with glazed screen and traditional style rain shower, marble effect fully tiled walls and flooring, extractor fan, downlighters, chrome towel radiator and sealed unit double glazed opaque window to the rear elevation.

SITTING ROOM 6.41m x 5.01m
A most comfortable room of excellent proportions benefiting from a triple aspect provided by sealed unit double glazed windows to the front, side and rear elevations. Wall lights and two column lacquered raw metal radiators.

STUDY/CELLAR 3.24m x 3.04m
Open tread staircase leading down to the tanked cellar to provide all year round use, ideal study space with a column radiator, wall lights, exposed ceiling timbers and alcove.

FAMILY/DINING ROOM 8.46m x 5.04m
A visually impressive open-plan room of excellent proportions featuring a full height part-vaulted ceiling with views to the galleried landing above whilst providing both further seating and dining areas. An impressive brick-built Inglenook fireplace complete with a substantial oak bessemer and an inset living flame fire creates a focal point to the room complemented further by exposed ceiling timbers and exposed brick column with display alcoves with matching archway with steps leading down to the cellar. Wall lights, three column lacquered raw metal radiators and a dual aspect provided by two sealed unit double glazed windows to the front elevation either side of a second glazed entrance door with a further sealed unit double glazed window to the side elevation. Measurements include the attractive turning staircase rising to the first floor galleried landing.

REAR LOBBY
With hardwood door opening to the rear garden, wooden effect ceramic floor tiles with doorway to the Utility Room and further doorway to:

KITCHEN/BREAKFAST ROOM 4.4m x 3.06m
Refitted with a comprehensive range of Shaker style light grey base and eye level units and drawers complemented by oak square edged solid butchers block work surfaces with a ceramic Butler sink with a traditional chrome mounted mixer tap complemented by white porcelain tiled splashbacks laid in a brick pattern and wooden effect ceramic floor tiles. A range of integrated AEG appliances include a stainless steel and glazed double oven with a stainless steel four-ring gas hob and extractor canopy above, integrated dishwasher and under-counter fridge. Under-unit and downlighters, ample space for breakfast table with a dual aspect provided by sealed unit double glazed windows to both the side and rear elevations.

UTILITY ROOM
Fitted with a further matching range of Shaker style light grey base and eye level units including a full height utility cupboard complemented by oak square edged solid butchers block work surfaces with a ceramic Butler sink with a traditional chrome mixer tap complemented by white porcelain tiled splashbacks laid in a brick pattern. Downlighters, continuation of stone effect floor tiles, space and plumbing for washing machine and tumble dryer. Full height utility cupboard housing wall mounted gas fired boiler and water softener with laundry shelves. Sealed unit double glazed window to the rear elevation.

FIRST FLOOR GALLERIED LANDING
Providing impressive views to the open-plan family/dining room below, exposed ceiling timbers and sealed unit double glazed windows to both the front and side elevations. The split level landing extends the full width of the property with a range of built-in bespoke cupboards and wardrobes with wall lights and two loft access points. Airing cupboard with pressurised hot water system and additional eaves storage cupboard, sealed unit double glazed window to the rear elevation, wall light points and doors to:

BEDROOM ONE 5m x 3.96m
A dual aspect provided by sealed unit double glazed windows to the front and side elevations, white column radiator, built-in eaves storage cupboards, downlighters and door to:

EN-SUITE SHOWER ROOM 2.36m x 1.86m
Fitted with a contemporary white three-piece suite comprising a low level wc with push button flush and a vanity hand wash basin set to a light grey vanity unit with vanity drawer and a double walk-in glazed shower enclosure with a chrome dual valve rain shower. Grey natural stone floor and wall tiles, downlighters, flat panelled chrome towel radiator, extractor fan and sealed unit double glazed window to the rear elevation

BEDROOM TWO 3.72m x 3.66m
A further comfortable double room featuring a comprehensive range of beech bedroom furniture including double wardrobes incorporating a chest of drawers, fitted desk with further cupboards and drawers to one side, white column radiator, downlighters and sealed unit double glazed window to the front elevation.

BEDROOM THREE 4.4m x 3.06m
A further double room with wall lights, white column radiator and double glazed skylight window to the rear elevation.

BEDROOM FOUR 3.7m x 3.68m
A further double bedroom currently used as a study with a white column radiator and downlighters. Measurements including a range of built-in bookcases and a sealed unit double glazed window to the front elevation.

FAMILY BATHROOM 2.82m x 2.36m
A generous "L" shaped family bathroom fitted with a traditional white three-piece suite comprising a freestanding roll top bath with claw feet and traditional chrome mixer tap and shower attachment. Pedestal hand wash basin and a low level wc, terracotta floor tiles, white tiled walls with contrasting patterned border tile, downlighters, traditional chrome towel radiator and sealed unit opaque double glazed window to the rear elevation.

OUTSIDE

GROUNDS
In all, approximately one-third of an acre. "Hobbingfoot" enjoys a private and secluded position tucked away close to the rear of an established well maintained plot with a substantial curved lawn, enclosed by mature Yew hedging and mature boundary specimen trees creating a private semi-rural feel. An "in and out" sweeping carriage driveway leads from the road past almost the full length of the plot extending to both the front and rear of the property providing an abundance of off-road parking. The garden extends to the rear of the property with further lawn and a raised circular paved terrace and pathways and stocked shrub borders and mature rockery border with clipped conifers. Wooden garden shed concealed behind the Music Room.

MUSIC ROOM 5m x 4.83m
The original detached garage was converted in 2017 with planning consent from North Hertfordshire District Council into a music room. Fully insulated and decorated, finished with UPVC double glazed windows to the front and side elevations, wooden flooring two Kudox electric radiators, LED lighting, fuse box and multiple power outlets. The music room provides a variety of potential uses including a home office, garden studio or a retreat for children or occasional overnight guests.

TENURE, COUNCIL TAX AND EPC
The Tenure of this property is FREEHOLD. The North Hertfordshire District Council Tax Band is G. The EPC Rating is D.

PLANNING PERMISSION
It is worthy of note that the current owners have had planning permission granted for a two-storey rear extension with a covered walkway linking the main dwelling to the converted garage with an additional rear single storey extension. Permission was granted on 1/11/2021 and is valid for three years from that date. Further details and plans can be viewed on North Hertfordshire District Council’s Planning Portal by searching the property address or using the planning reference number 21/02331/FPH.

DISCLAIMER
Putterills endeavour to maintain accurate depictions of properties in virtual tours, floor plans and descriptions, however, these are intended only as a guide and intended purchasers must satisfy themselves by personal inspection. MONEY LAUNDERING REGULATIONS: Prior to a sale being agreed, prospective purchasers will be required to produce identification documents. Your co-operation with this, in order to comply with Money Laundering regulations, will be appreciated and will assist with the smooth progression of the sale. FIXTURES & FITTINGS: All items in the written text of these particulars are included in the sale. All others are expressly excluded regardless of inclusion in any photographs. Purchasers must satisfy themselves that any equipment included in the sale of the property is in satisfactory order.

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