Hereford £1,000,000

A substantial Grade II Listed residence in a lovely rural location with 5 bedrooms, over 3,500 sq. Feet, a double garage, 5.5 acres and the additional Bolstone Church (currently a games room). This stunning detached Grade II Listed farmhouse occupies a lovely rural location in the hamlet of Bolstone which lies just 6 miles south of the Cathedral City of Hereford, close to the River Wye and with good access to the market town of Ross-on-Wye (9 miles) and the M50 (junction 3) motorway link. In the local village of Fownhope there is a shop/post office, a butchers, doctors surgery, 2 public houses and an exclusive health and leisure club (Wye Leisure). Believed to be over 1,300 years old, Bolstone Court has recently been comprehensively and sympathetically renovated and has double glazing and oil central heating and exceptionally spacious accommodation which extends to over 3,500 sq. Feet and is on 3 storeys plus a cellar and there is a double garage, gardens and paddocks with 2 ponds which extend to approximately 5.5 acres. Included in the sale is the former Bolstone Church (excluding the churchyard) which is currently used as a games room in association with the main residence/Airbnb. The whole is more particularly described as follows:-

Entrance Porch
With door to the

Entrance Hall
Oak flooring, radiator and access to cellar.

Lounge
Exposed timbering and hardwood flooring, a small stone Inglenook-style fireplace with woodburning stove and flagstone hearth, 2 radiators, windows to front and side.

Living Room
Flagstone floor and a larger Inglenook-style fireplace with woodburning stove, exposed stonework and timbering, part panelling to walls, 2 radiators, uplighters, window to side and door to the Storm Porch.

Inner Lobby
Tiled floor and radiator.

Utility Room
Sink unit with cupboards under, worksurface and splashback, tiled floor, radiator, oil-fired central heating boiler, plumbing for washing machine and window to side.

Downstairs Cloakroom
Wash hand-basin and WC, tiled floor, radiator, window and extractor fan.

Dining Room
Inglenook fireplace with woodburning stove, raised hearth, feature bread oven, tiled floor, 2 radiators, part wood panelled walls, windows to side, original meat-hooks, door to secondary staircase.

Study (currently used as Bedroom 6)
Part-panelled walls, radiator, windows to side and rear and door to the en-suite shower room with a shower-boarded cubicle with mains fitment, glass screen, wash hand-basin, WC, radiator, shaver light and point, extractor fan.

Kitchen/Breakfast Room
Fitted with a range of country-style base and wall mounted units with worksurfaces and splashbacks, tiled floor, Range-style cooker, breakfast bar, 2 radiators, plumbing for dishwasher, 1½ bowl sink unit, windows to side and rear and door to rear courtyard.

A hardwood staircase leads from the Entrance Hall to the

Half Landing
Radiator.

First Floor Landing
Exposed timbering, window to front.

Bedroom 1
Exposed floorboards, windows to side and rear, 3 radiators, walk-in storage cupboard and door to further storage area with connecting door to Bedroom 3 and door to the en-suite shower room with a large shower boarded cubicle with mains fitment and glass screen, wash hand-basin and WC, radiator, extractor fan, shaver light and point.

Bedroom 2
Exposed floorboards, 2 radiators, feature fireplace with iron stove, windows to front and side and dressing room with boarded floor, radiator, window to side and door to the en-suite shower room with double shower-boarded cubicle with mains fitment, wash hand-basin and WC, radiator, shaver light and point, extractor fan, window to rear.

The staircase continues to the Second Floor Landing
With access to eaves storage space.

Bedroom 3
With restricted ceiling height, radiator, window to side.

Dressing Area
Radiator, storage cupboard, access to eaves storage space.

Bathroom
Comprising roll-top bath with mixer tap and shower attachment, wash hand-basin and WC, Velux roof window, radiator, extractor fan, shaver light and point.

A rear staircase leads from the Dining Room to the

Rear Landing
Radiator, hatch to roof space, window.

Bedroom 4
Radiator and window to side.

Bedroom 5
Radiator, windows to side and rear and door to the en-suite shower room with boarded shower cubicle with mains fitment, wash hand-basin and WC, radiator, shaver light and point, extractor fan.

Family Bathroom
Suite comprising shower-bath with mains fitment, boarded surround and glass screen, wash hand-basin and WC, radiator, extractor fan, shaver light and point, window to side.

Outside
The property is approached by its own sweeping driveway (which also provides access to the Granary and Hayloft) and to the side of the driveway there is a grassed garden area from which there are lovely views down towards the village of Fownhope. There is a large gravelled area with parking and turning space and the large detached garage with 2 sets of double doors, light, power, window and side door leading to a gravelled courtyard with original well pump, stone walling and side access via a flagstone pathway with access to a lawned garden with a paved patio and brick-built barbecue. To the front there is a flagstone patio and the garden is enclosed by post and rail fencing. The land is essentially divided into 3 paddocks which are inter-connected and horseshoe the property, being enclosed by a mixture of hedging and stock-proof fencing and with 2 ponds, water supply and a secondary access from the road. A public footpath crosses the land. To the side of the land there is an adjoining triangular lawned garden with picket-style fencing. The whole extends to approximately X acres.

Bolstone Church
Included in the sale is the Church of St John of Jerusalem (also known as St. Dubricius's) originally built in the 12th Century with 13th & 14th Century additions/alterations.

The Church has It its own access and parking area to the front and pedestrian access from Bolstone Court. It is currently used as a large games room and has many of the original features such as the alter, font, pulpit, leaded glazing, part board and tiled floor, and full-height tongue and groove boarded ceiling and lends itself ideally as a games room/studio but equally has potential to convert into a separate residence (subject to necessary planning consent). Separate electric meter, lights and power, wall mounted electric heaters.

Services
Mains water and electricity are connected. Private drainage system. Full fibre broadband with Cloudphone landline, Oil-fired central heating.

Outgoings
Council Tax - tbc
Water - metered supply.

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

Viewing
Strictly by appointment through the Agent, Flint & Cook, Hereford .

Directions
From Hereford go out on the Ledbury Road A438 and then just past the fire station take the right turning for Fownhope B4224, continue on this road past Hampton Bishop and Mordiford, take right signed posted Holme Lacy, into middle of the village, left turn signed posted Holme Lacy Church & Bolstone, go on this road for 2.4 miles and Bolstone Court indicated by For Sale Board.

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