Henley Boutique Lodge & Hill Cottage, Liveridge Hill, Henley-In-Arden, B95 5QX

House - Detached
Ref: 30958920
Guide Price
£535,000
SSTC
3
Bedrooms
1
Bathrooms
2
Living
A brilliant opportunity to acquire a three bedroomed detached cottage with separate holiday/guest accommodation.
The guest rooms are contained within separate external lodges and currently trades as Henley Boutique Lodge. Each of the four lodges are of double bedroom sized, with en-suite shower facilities and veranda overlooking the rear lawned garden and countryside beyond. The main accommodation, Hill Cottage, provides a wealth of character features throughout and is believed to date back to 300 years old, with exposed timber beams throughout and fantastic Inglenook fireplace. The property briefly comprises; a porch, large sitting room, triple aspect dining kitchen/family room, rear lobby/laundry room, large master bedroom suite with luxurious 4-piece bathroom to the ground floor and two double bedrooms and W.C to the first floor. The site area totals to approximately 0.75 of an acre and benefits from a sweeping large gravelled driveway, providing plenty of parking space for owners, visitors and guests. A large lawned garden is to the rear with extensive patio and veranda terrace. The guest accommodation at Henley Lodge could be increased by at least three further units (STPP), by converting an existing storage facility on the site.
The premises are set within a semi rural location fronting the A3400 at Liveridge Hill, opposite 'The Olde Pound Cafe', being approximately two miles North of Henley-in-Arden and four miles South of Solihull town centre. The premises are well located for access to the Midlands Motorway Network via the M40/M42 interchange approximately half a mile distance to the North.

The above will be offered for sale by public auction, subject to prior sale, reserve and conditions, at 6:30pm on Tuesday 26th October 2021, at The View, Hill Farm Marina, Stratford Road, Wootton Wawen, Nr. Henley-in-Arden, B95 6DE.

Overview

  • Will be offered for sale by public auction, subject to prior sale, reserve and conditions, at 6:30pm on Tuesday 26th October 2021, at The View, Hill Farm Marina, Stratford Road, Wootton Wawen, Nr. Hen
  • Three bedroomed Detached Cottage
  • Separate Holiday Let/Guest Accommodation
  • Total Grounds Approximately 0.75 of an Acre
  • Four Double Guest Rooms Each with En-Suite
  • Fantastic Master Bedroom with 4-Piece Bathroom Suite
  • Large Garden and Terrace with Countryside Views Beyond
  • Large Driveway with Multiple Parking Spaces for Owners, Visitors and Guests
  • Sought After Location Within Henley-in-Arden and Close to the Midlands Motorway Network
  • Fantastic Opportunity

Overview

A brilliant opportunity to acquire a three bedroomed detached cottage with separate holiday/guest accommodation.
The guest rooms are contained within separate external lodges and currently trades as Henley Boutique Lodge. Each of the four lodges are of double bedroom sized, with en-suite shower facilities and veranda overlooking the rear lawned garden and countryside beyond. The main accommodation, Hill Cottage, provides a wealth of character features throughout and is believed to date back to 300 years old, with exposed timber beams throughout and fantastic Inglenook fireplace. The property briefly comprises; a porch, large sitting room, triple aspect dining kitchen/family room, rear lobby/laundry room, large master bedroom suite with luxurious 4-piece bathroom to the ground floor and two double bedrooms and W.C to the first floor. The site area totals to approximately 0.75 of an acre and benefits from a sweeping large gravelled driveway, providing plenty of parking space for owners, visitors and guests. A large lawned garden is to the rear with extensive patio and veranda terrace. The guest accommodation at Henley Lodge could be increased by at least three further units (STPP), by converting an existing storage facility on the site.
The premises are set within a semi rural location fronting the A3400 at Liveridge Hill, opposite 'The Olde Pound Cafe', being approximately two miles North of Henley-in-Arden and four miles South of Solihull town centre. The premises are well located for access to the Midlands Motorway Network via the M40/M42 interchange approximately half a mile distance to the North.

The above will be offered for sale by public auction, subject to prior sale, reserve and conditions, at 6:30pm on Tuesday 26th October 2021, at The View, Hill Farm Marina, Stratford Road, Wootton Wawen, Nr. Henley-in-Arden, B95 6DE.

Set back from the road behind an attractive white post and rail fence, a large gravelled driveway provides plenty of parking for multiple vehicles. Beneath a veranda a block paved footpath leads to the front of Hill Cottage whilst a timber pedestrian gate provides access to the rear garden and guest accommodation. A large timber clad outbuilding is situated to the front of the property and provides a large office/store or workshop space with two timber doors and double glazed windows to the front. There is potential to convert this into three further guest suites (subject to planning permission).

To the front of Hill Cottage, a solid pine door with leaded light glazed insert opens into:-
HILL COTTAGE (Main House) Porch
1.12m x 0.87m (3'8" x 2'10")
With inset coir mat-well, obscure glazed window to the lounge and timber glazed front door opening into:-
Sitting Room
6.13m x 3.75m (20'1" x 12'3")
Feature brick inglenook fireplace with inset multi fuel burning stove and timber beam over, radiator, two UPVC double glazed windows to the front and door opening into:-
Inner Hallway
With staircase rising to the first floor, radiator and door into:-
Dining Kitchen/Family Room
6.25m x 5.7m (20'6" x 18'8")
A range of modern high gloss wall, base and drawer units with roll top work surfaces over, inset 1 1/4 stainless steel sink unit with chrome mixer tap over, built in electric fan assisted oven, inset 4-ring electric hob with extractor hood over, space and plumbing for a dishwasher, space for a fridge/freezer, tiling to splash backs. Triple aspect with UPVC double glazed window to the front, side and rear, feature exposed timber beams, radiator, solid pine door with leaded light glazed insert gives access to the rear garden.
From the inner hallway, a door opens into:-
Rear Lobby & Utility Room
With space and plumbing for an automatic washing machine and tumble dryer, under-stairs storage cupboard, radiator, double glazed window to the rear, wall cupboard housing the 'Worcester' central heating boiler. Solid pine door with leaded light inset gives access to the garden.
From the sitting room a door opens into:-
Bedroom One (Ground Floor)
5.40m x 7m (17'8" x 22'11")
This large bedroom suite comprises two sets of UPVC double glazed patio doors opening out to the rear garden, two sets of radiators and door opening into:-
En Suite Bathroom
2.20m x 3.30m (7'2" x 10'9")
This luxurious 4-piece bathroom suite comprises a tiled bath with central chrome mixer tap and hand held shower attachment over, low level W.C. Large walk in shower unit with glass shower screen, wall mounted tap controls and mains fed "Drench Head" shower over with hand held shower attachment, pedestal wash hand basin, UPVC double glazed window to the front, shaving point, chrome ladder style heated towel rail and extractor fan.
First Floor
With UPVC double glazed window to the rear, hatch giving access to the loft, doors to the airing cupboard with fitted shelving and door opening into:-
W.C.
With low level W.C. Tiled vanity wall shelf with inset wash hand basin with chrome mixer tap over, tiling to both the floor and walls.
Bedroom Two (Front)
3.25m x 2.75m (10'7" x 9'0")
With UPVC double glazed window to the front and radiator.
Bedroom Three (Front)
3.30m x 2.60m (10'9" x 8'6")
Duel aspect with UPVC double glazed window to the front and rear, radiator.
HENLEY BOUTIQUE LODGE (Letting Accommodation)
Accessed from the front of the property via a timber pedestrian gate a large veranda runs across the width of the property with block paved patio, raised lawn sun lounger area and a further decked veranda which leads to The Lodge Guest Rooms.
A timber door with glazed leaded light insert opens into:-
Guest Room One
4.6m x 2.3m (15'1" x 7'6")
With UPVC double glazed window to the front and door opening into:-
En-Suite Shower Room
With UPVC double glazed obscure window to the front, two sets of built in vanity units with two inset wash hand basins and chrome mixer taps over, low level W.C with concealed cistern, walk in shower unit with "Triton" electric shower over, tiling to splash backs, ladder style heated towel rail, tiling to the floor and walls, extractor fan and shaving point.
Beneath the decked veranda a timber stable door opens into:-
Guest Room Two
2.85m x 3.4m (9'4" x 11'1")
With UPVC double glazed window to the front, built in corner wardrobe with hanging rail and shelving and door opening into:-
En-Suite Shower Room
Fully tiled with walk in shower cubicle with mains fed shower over, low level W.C, pedestal wash hand basin, chrome ladder style heated towel rail and extractor fan.
Beneath the decked veranda a timber door opens into:-
Guest Room Three
2.85m x 3.4m (9'4" x 11'1")
With UPVC double glazed window to the front, built in corner wardrobe with hanging rail and shelving and door opening into:-
En-Suite Shower Room
Fully tiled with walk in shower cubicle with mains fed shower over, low level W.C, pedestal wash hand basin, chrome ladder style heated towel rail and extractor fan.
Beneath the decked veranda a timber door opens into:-
Guest Room Four
2.85m x 3.4m (9'4" x 11'1")
With UPVC double glazed window to the front, built in corner wardrobe with hanging rail and shelving and door opening into:-
En-Suite Shower Room
Fully tiled with walk in shower cubicle with mains fed shower over, low level W.C, pedestal wash hand basin, chrome ladder style heated towel rail and extractor fan.
Beneath the decked veranda a door opens into:-
Individual Wash Room Staff Laundry Room Garden
The garden is mainly laid to lawn with mature trees and open countryside beyond. There is a paved patio area at the side of Hill Cottage with a timber cladded former sauna room. A timber gate gives access to the front of the property and external guest access to The Lodge. A large veranda stretches across the width of the property and provides a covered terrace, ideal for outdoor entertaining, with block paved patio to the main house and decking to The Lodge.
Location
The popular and picturesque ex-market town of Henley-in-Arden provides both primary and secondary schools, a range of shopping and recreational opportunities, a number of pubs and restaurants as well as a doctor's surgery and dentist. It is also conveniently located for major road and rail networks, with the M42 (J3A) and M40 (J16) motorways located 7 miles and 5 miles respectively. Henley-in-Arden also has a railway station with regular trains to Birmingham City Centre and Stratford-upon-Avon.
General Information Services
Water, gas, and electricity are connected to the property. Drainage is via a private Effluent Treatment System.
Authorities
Warwickshire County Council – www.warwickshire.gov.uk
Stratford upon Avon District Council – www.sdc.gov.uk
Severn Trent Water – www.stwater.co.uk
Western Power Distribution – www.westernpower.co.uk
Tenure and Possession
The property is freehold and vacant possession will be given upon completion, scheduled for 28 days after the auction, ie 26th November (or earlier by mutual agreement). On the fall of the hammer the successful purchaser will be required to sign the auction contract and pay a 10% deposit to the vendor’s solicitors, together with an administration fee of £500 plus VAT to the auctioneers, in the room, on the night.
Viewing
Strictly by prior appointment only with the auctioneers, Earles, Tel. No. 01564 794343
Solicitors
A full auction pack is available from the vendor’s Solicitors.

The Wilkes Partnership
Stanton House,
54 Stratford Road,
Shirley,
Solihull,
West Midlands,
B90 3LS

Acting – Mr. Ian Williamson
Tel: 0121 7338000
Email –iwilliamson@wilkes.co.uk
Conditions 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.
Agent's 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

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.