Henley Road, Claverdon, Warwick, CV35 8PS

Farmhouse
Ref: 30635372
By Auction
£825,000
Sold
4
Bedrooms
1
Bathrooms
2
Living
This imposing Warwickshire brick built Farmhouse was constructed in the reign of George V in 1909 and stands well back from the road, approached along a tree lined driveway and sits behind its front paddock that in turn has a high and thick thorn hedge to the road. To the side of the property is a substantial double garage which if removed could form the accessway through to the substantial brick and tiled Warwickshire Barn lying at the back of the Farmyard.

Planning consent has not been sought for the conversion of the large barn to residential use but the planning policy with Stratford-on-Avon District Council is supportive of the principal of converting such buildings into residential use.

Coppice Farm lies on the Western side of the very popular Village of Claverdon that has a thriving community shop, two village halls, a primary school up to the age of 11 years, a railway station on the Eastern side of the Village and a modern Doctors surgery. The Village is some 2.5 miles from Henley-in-Arden, 6 miles from the County Town of Warwick and only a 8 minute drive from the Longbridge Island and intersection with the M40.

The tarmac driveway leads up under a short avenue of Birch Trees with a diamond brace gate that opens onto the domestic driveway where there is a double garage and parking area to the front of the house with UPVC double glazed door into:-

Overview

  • Period Farmhouse
  • Built In 1909
  • Set Within 1.62 Acres
  • Four Bedrooms
  • Two Reception Rooms
  • Brick Barn, Workshop and Stables
  • Two Paddocks
  • Ripe For Redevelopment (STPP)
  • For Sale By Public Auction On 22nd June 2021
Main Photo

Overview

This imposing Warwickshire brick built Farmhouse was constructed in the reign of George V in 1909 and stands well back from the road, approached along a tree lined driveway and sits behind its front paddock that in turn has a high and thick thorn hedge to the road. To the side of the property is a substantial double garage which if removed could form the accessway through to the substantial brick and tiled Warwickshire Barn lying at the back of the Farmyard.

Planning consent has not been sought for the conversion of the large barn to residential use but the planning policy with Stratford-on-Avon District Council is supportive of the principal of converting such buildings into residential use.

Coppice Farm lies on the Western side of the very popular Village of Claverdon that has a thriving community shop, two village halls, a primary school up to the age of 11 years, a railway station on the Eastern side of the Village and a modern Doctors surgery. The Village is some 2.5 miles from Henley-in-Arden, 6 miles from the County Town of Warwick and only a 8 minute drive from the Longbridge Island and intersection with the M40.

The tarmac driveway leads up under a short avenue of Birch Trees with a diamond brace gate that opens onto the domestic driveway where there is a double garage and parking area to the front of the house with UPVC double glazed door into:-

Outer Hall

4.2 x 1.66 (13'9" x 5'5" )
With UPVC double glazed windows giving aspect to two sides over the front gardens and paddock. Georgian style glazed door into:-
Reception Hall
4 x 1.76 (13'1" x 5'9")
A briquette tiled floor, stairway off to first floor, door to under stairs storage cupboard.
Dining Room
3.48 x 3.94 (11'5" x 12'11")
With a pair of double glazed casement doors into the outer hallway. Window to side. Brick surround to the fireplace recess with wood burner set on a quarry tiled hearth.
Sitting Room
3.94 x 3.36 excluding the bay window (12'11" x 11
UPVC double glazed bay window overlooking the front gardens and paddock to the South. Double glazed window to side. Wide door into:-
Shower Room
2.78 x 1.76 (9'1" x 5'9")
With double glazed window to side, large walk-in shower, low level WC, hand pedestal wash basin, extractor fan.
Breakfast Kitchen
6.4 x 2.86 (20'11" x 9'4")
With two separate runs of laminate roll edged work top, in the first is a single drainer stainless steel sink unit with swing mixer tap. Electric cooker . Tiling part way behind and up to a double doored wall cupboard. The second run of work top is set over a pine faced base cupboard with drawers above, full height pantry cupboard to side and three wall cupboards over. Double glazed casement door to the rear paved garden and further door into:-
Utility/Rear Entrance
3.79 x 2 (12'5" x 6'6")
With ceramic tiled floor, plumbing for washing machine, double glazed windows to three sides and twin pitched box section polycarbonate roof. A double glazed casement door out to the garden and paddock to the rear.
Stairway with winders to top opening onto:- Central Landing
5.15 x 1.75 (16'10" x 5'8" )
With double glazed window giving a view over the paddock to the front, hatch to roof space.
Bedroom 1 (Front)
3.96 x 3.35 (12'11" x 10'11")
With double glazed window giving aspect over the paddock to the front and a further double glazed window overlooking the gardens and paddock to the side.
Bedroom 2 (Front)
3.97 x 3.49 (13'0" x 11'5" )
With double glazed window giving aspect to the front.
Bedroom 3 (Rear)
2.51 x 3.31 (8'2" x 10'10" )
With double glazed window giving a view over the gardens and field to the rear. Two pairs of doors to the built-in wardrobes with hanging rail and one section housing the factory insulated copper hot water cylinder with immersion heater.
Bedroom 4
2.75 x 2.06 (9'0" x 6'9")
With double glazed window giving a view of the paddock to the side. Hatch to roof space.
Bathroom
1.79 x 1.78 (5'10" x 5'10" )
With double glazed window giving a view to paddock to the rear. A pink suite comprising; cast iron panelled bath, pedestal hand wash basin, full height tiling to three walls, separate shower unit over bath, extractor fan and some mirror wall tiling.
Separate WC
With low flush suite and window to rear.
Outside
To the side and rear of the property, there are formerly laid out gardens with paved terraces to two sides and a hunting gate that gives access to the small paddock to the rear.

From the rear of the property through the gardens is a paved path that leads up to a single gate that opens into the
farmyard.
Paddock
The paddock to the front of the house is separated from the front gardens by a neatly clipped beech hedge and old oak railed fence.
Double Garage
5 x 6.1 min and x 7.24 max (16'4" x 20'0" min and
Sectional concrete double garage with concrete floor, wide up and over door to the front driveway. Power supply via an armoured cable. There is a personnel door to the rear.

From the rear of the property through the gardens is a paved path that leads up to a single gate that opens into the
farmyard. To the rear of the yard is the:-
Driftway Barn
15 x 5.7 max (49'2" x 18'8" max )
To the rear of the yard is the brick and clay tiled roofed old Driftway Barn. The central driftway still retains the old flagged threshing floor with exposed purlins, rafters and Queen post roof truss to the front.
Lean-to Stable
2.6 x 5 (8'6" x 16'4")
With concrete floor and lovely exposed timbers. The lower section of the main barn there are:-
Further Stable
4.82 x 4.47 (15'9" x 14'7")
The former single storey cart hovel has had the four spaces between the rounded brick pillars infilled to provide four stables, with some fine King post roof trusses, substantial oak purlins and rafters.
Stable 1
2.9 x 3.6 (9'6" x 11'9")
Stable 2
3.17 x 3.56 (10'4" x 11'8")
Stable 3
2.9 x 3.6 (9'6" x 11'9")
Stable 4
3.6 x 3.1 (11'9" x 10'2")
Lean-to Feed Store
2.57 x 2.35 (8'5" x 7'8")
Window to front, single pitched tin roof and concrete flooring.
Workshop Building
9 x 3.88 (29'6" x 12'8" )
Wide entrance doors with concrete floor, single pitched tin roof, obscure glazed PVC windows to the yard side. Armoured cable power supply feeding a number of power points and lights.
Foal Barn - Part 1
6 x 4.7 (19'8" x 15'5" )
Foal Barn - Part 2
4 x 4.9 (13'1" x 16'0" )
Part brick and timber construction with single pitched tin roof
Pole Barn
12.6 x 4.6 (41'4" x 15'1" )
Lying to the rear of the Driftway Barn. Having a rammed earth floor. Yorkshire boarding to two sides, open aspect to the West and 4.7m to the underside of the single pitched tin roof.
Stour Diamond Willerby Holiday Home
35 x 12 (114'9" x 39'4" )
Approximately 20 years old. Mains water and electricity are connected. The drainage from the kitchen and WC runs across the yard and land to the septic tank for the house.
Planning Matters - The Old Historic Brick Barn
Stratford on Avon District's Council Core Strategy 2011-31 policy states under policy AS 10 para. (d) "Conversion to a residential use of a redundant or disused building in open countryside, constructed of brick or stone, that is listed or of local historic, architectural or other merit. In such cases, residential should be the only viable use and the building should be capable of conversion in a manner that is appropriate to its character and setting."
Services
Mains electricity and water are connected to the property. Drainage is to a septic tank located on the Western side of the dwelling.
Tenure & Possession
The property is Freehold and vacant possession will be given upon completion, approximately 28 days after the auction, i.e. 19th July 2021.

On the fall of the hammer the successful purchaser will be required to sign the auction contract and pay a 10% deposit (minimum £5,000) to the vendor’s solicitors, together with an administration fee of £500 plus VAT to the auctioneers, in the room, on the night.
Council Tax
Stratford on Avon District Council - Band F
Fencing
On the plan within these details the Purchaser is to erect within two months of completion of the purchase a post and three rail tanilised fence in a workman like manner with sheep wire fitted to the outer face (West) between points, A, B, C & D.
Fixtures & Fittings
All those items mentioned in these particulars will be included in the sale, others, if any, are specifically excluded.
Viewing
Strictly by prior appointment with Earles (01564 794 343).

Earles is a Trading Style of 'John Earle & Son LLP' Registered in England. Company No: OC326726 for professional work and 'Earles Residential Ltd' Company No: 13260015 Agency & Lettings. Registered Office: Carleton House, 266 - 268 Stratford Road, Shirley, West Midlands, B90 3AD.
Rights of Way
There are no rights of way reserved through any of the property being sold from the adjoining property and similarly the purchasers of Coppice Farm will have no rights of way over the land being retained by the Vendors.
Vendors Solicitors
Blythe Liggins
Edmund House,
Rugby Road,
Leamington Spa
CV32 6EL
Acting: Nick Watts
Email: ndw@blytheliggins.co.uk
Direct Tel: 01926 884701
Tel: 01926 831231
Condition of Sale
The property will, unless previously withdrawn, be sold subject to the Special and General Conditions of Sale, which have been settled by the Vendor’s Solicitor. These conditions may be inspected during the usual office hours at the offices of the vendor’s Solicitor mentioned in these sales particulars during the five days, exclusive of Saturday and Sunday, immediately before and exclusive of the day of the sale. The conditions may also be inspected in the Sale Room at the time of the sale but they will not then be read. The purchaser shall be deemed to bid on those terms whether he shall have inspected the Conditions or not
Money Laundering
Money laundering regulations have been introduced by the government, affecting auctioneers, under the Proceeds of Crime Act 2002/Money Laundering Regulations 2007. To comply with this Act, we require all purchasers to pay the deposit by any of the following methods: Bank/Building Society Draft, Personal/Company Cheque. All purchasers will be required to provide proof of both their identity and current address and all parties intending to purchase any property must bring with them the following items: Full U.K. Passport or Photo Driving Licence (for identification), a recent Utility Bill, Council Tax Bill or Bank Statement (as proof of residential address). These should be presented to the vendor’s Solicitor when signing the contract.
Agents Note
The guide price offers an indication of the price below which the vendor is not willing to sell. It is not necessarily the exact final sale price, and is subject to change prior to and up until the day of the auction. Any change in the guide price will reflect a change in the reserve (a figure below which the auctioneer will not be able to sell). The reserve can be expected to be set within the guide range or not more than 10% above a single figure guide. (RICS Common Auction Conditions 7th Edition).

Floorplan

EPC

Viewing






    Important Remarks

    Please note that all the above information has been provided by the vendor in good faith, but will need verification by the purchaser’s solicitor. Any areas, measurements or distances referred to are given as a guide only and are not precise. Floor plans are not drawn to scale and are provided as an indicative guide to help illustrate the general layout of the property only. The mention of any appliances and/or services in this description does not imply that they are in full and efficient working order and prospective purchasers should make their own investigations before finalising any agreement to purchase. It should not be assumed that any contents, furnishings or other items shown in photographs (which may have been taken with a wide angle lens) are included in the sale. Any reference to alterations to, or use of, any part of the property is not a statement that the necessary planning, building regulations, listed buildings or other consents have been obtained. We endeavour to make our details accurate and reliable, but they should not be relied on as statements or representations of fact and they do not constitute any part of an offer or contract. The seller does not give any warranty in relation to the property and we have no authority to do so on their behalf.