Allensmore, Hereford £520,000

A delightful, detached period cottage in a tranquil rural setting, with 4 bedrooms, a wealth of exposed internal and external timbers which is full of character and charm, providing well-balanced accommodation, with ample parking, large garage and attractive cottage style gardens.

Property Information
Quietly located in the hamlet known as Cobhall Common about 4 miles west of the cathedral city of Hereford and within the larger parish of Allensmore.
Locally, there is Lock's garage which provides fuel, groceries including local produce, off licence, newsagents, fresh fruit and vegetables, ice-cream, plants and flowers, post office services, domestic fuel, animal feed, countryside supplies, car wash and much more. There is also a village hall, a church, public house and in nearby Kingstone there are primary and secondary schools and a doctor's surgery.

The original half-timbered cottage has been substantially extended and is in excellent order, having replacement double glazing and oil central heating.

Canopy Porch
With door through to the

Entrance Hall
With tiled floor, radiator exposed timbers, central heating, thermostat, staircase to the first floor, window and door to rear.

Downstairs Cloakroom
With WC, wash hand basin, radiator, window and tiled floor.

Sitting Room
With a radiator, 2 windows and exposed ceiling timbers.

Lounge/Dining Room
This room was the original cottage and has exposed ceiling and wall timbers, a recessed open fireplace with stone surround and flagstone hearth, there are 2 radiators, 3 windows and a door to a canopied porch.

Kitchen/Breakfast Room
Fitted with range of oak style base and wall units with work surfaces and tiled splash backs, a 1 1/2 bowl sink unit, built-in electric oven, 4 ring hob, tiled floor, radiator, exposed ceiling timbers, 3 windows and a door into the

Boiler Room
With a tiled floor, oil fired central heating boiler, electric fuse board, window and archway into the

Utility Room
With exposed brick and timber work, wash hand basin with cupboards under, space and plumbing for a washing machine, radiator, window and door to the rear.

First Floor Landing
With 2 windows overlooking the garden, a walk-in airing cupboard with a hot water cylinder and doors to

Bedroom 1
With radiator, 2 windows and door to the

Ensuite Shower Room with tiled shower cubicle and electric fitment, wash hand basin, WC, extractor fan.

Bedroom 2
With 2 windows, a radiator and a recess ideal for a built-in wardrobe.

Bedroom 3
With a range of fitted wardrobes, chest of drawers, radiator and a window.

Bedroom 4
Radiator, access hatch to the roof space and window to the front.

Bathroom
Fitted with a white suite comprising an older style enamel bath with electric shower over, tiled surround and glass screen, wash hand basin, WC, radiator and window.

Outside
The property is accessed via a quiet dead end lane which leads into an in-and-out driveway and parking area and a

Large Detached Garage
With electric, metal up and over door, a side door, windows, light and power.

There are large gardens which are a feature of the property all enclosed by fencing, mainly laid to lawn and stocked with an extensive range of ornamental shrubs and trees. There is a split level patio with an ornamental pump, a summer house, brick store shed, outside lights and the oil storage tank.

Agent Notes
1.Plans have been prepared for an extension - see agents for further information.
2.The property suffered from water ingress in 2019- again, see agents for further information.

Drainage Summary
DRAINAGE SUMMARY

Surface water drainage in the local area has been historically challenging due to the high water table and poor condition of the existing pipe network. This caused the main vehicular lane which passes though the common to flood during prolonged periods of rainfall.

When the lane became flooded it prevented free flow of water from the adjoining properties and in 2019 Cobhall Common Cottage suffered water ingress which required the replacement of some of the floor finishes on the ground floor.

In 2018 outline planning permission was granted for two new dwellings to the rear of Murrayfield (reference 182938), which is located on the opposite side of the road to Cobhall Common Cottage.

Residents identified this planning application as an opportunity to address the localised drainage problems and with the support of the Parish Council raised private funds to install new drainage connections along and under the existing road to take storm water away from all the houses into fields to the east of the village.

The pipework was installed by Herefordshire Council approved contractors in 2022, when the new housing development was completed.

The cottage has a french drain installed around the perimeter of the property which falls into the new network connections and there have been no further storm water problems in or around the property in recent years.

Property Services
Mains water and electricity are connected, private drainage and oil fired central heating.

Outgoings
Council tax band 'F'
Water are payable.

Directions
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Viewing
Strictly by appointment through the Agent, Flint & Cook, Hereford (01432) 355455.

Opening Hours
Monday - Friday 9.00 am - 5.30 pm
Saturday 9.00 am - 1.00 pm

Money Laundering Regulations
Prospective purchasers will be asked to produce identification, address verification and proof of funds at the time of making an offer.