Graveyard Lane, Mobberley, Knutsford, WA16

£1,750,000

Guide price

Situated in a superb, peaceful, rural position with far-reaching views over surrounding countryside The Well & Open barn are believed to date from the late 18th Century. Approached from Newton Hall Lane over a private unmade drive and bridleway the main property is of brick construction under a slate roof and has been altered and improved by the present owners in recent years, offering substantial and versatile family accommodation of 3800sqft with many period character features including exposed beams, stone flagged and oak floors and feature fireplaces. The house is in part future proofed for energy usage as a Ground Sourced Heat Pump central heating system is installed. This together with double glazing has helped it achieve a very good EPC rating of B.

This property also has a reserve Oil Boiler and Tank if ever needed.

Whilst described in greater detail, the property comprises four separate reception rooms in the main part of the house including a most attractive drawing room with feature cast iron fireplace and log burning stove, exposed beams and exposed floorboards. The dining room and sitting room also have feature fireplaces, with the sitting room having a wood burning stove and stone flagged flooring. The kitchen includes a range of fitted units and cooking appliances and the cast iron range enhances the character of the farmhouse kitchen. This room leads directly into a high-quality bespoke conservatory at the rear.

Beyond the utility room on the ground floor there is a further room with secondary staircase leading to the first floor. This area is ideally suited to those wanting ancillary accommodation for a dependant relative or family member.

The first-floor accommodation can also be adapted to suit individual needs. It currently provides a spacious and impressive master suite with bedroom and split-level dressing room and bathroom. There are four further bedrooms and a second bathroom and shower room, although the room at the top of the secondary stairs could easily be adapted as a bed/sitting room in a dependant's annexe.

Outside

As previously mentioned, the property is approached over an unmade drive and bridleway that leads to a shared tarmacadam drive leads to a large parking area in front of the house and the lawned rear garden has paved patio areas and flower and shrub borders.The property stands in gardens and grounds extending to approximately 2.74acres (1.10ha)

Ground Floor

Entrance Hall

Double glazed leaded front door, stone flagged flooring, ceiling coving, power points, stairs to the first floor, ledged pine doors opening to;

Living Room

6.29m x 5.43m (20' 8" x 17' 10"): Double glazed picture window to the front with French doors, double glazed window to the rear, feature exposed beams, picture rails, fireplace with period cast iron wood burner with cast iron mantle and surround with tiled inset and hearth, radiators, power points and wood flooring.

Snug/Office

4.02m x 3.47m (13' 2" x 11' 5")

WC

Double glazed window to the side, white suite comprising of low level WC, wall mounted wash hand basin, a radiator, wood floor.

Dining Room

4.59m x 4.56m (15' 1" x 15' 0"): Double glazed window to the front with log burner

Sitting Room

4.50m x 3.68m (14' 9" x 12' 1"): Double glazed window to the front, period cast iron fireplace with wooden mantle and surround, parquet flooring, a radiator, power points, opening to;

Kitchen

4.46m x 4.24m (14' 8" x 13' 11"): Double glazed window and door to the Orangery, fitted wall and base units with work surfaces over to splash backs, inset sink unit with mixer tap over, period kitchen cast iron working range fire place.

Conservatory

4.79m x 2.94m (15' 9" x 9' 8"): Double glazed orangery with windows and doors to the rear garden, tiled floor and opening up to;

Rear Hall

3.01m x 2.86m (9' 11" x 9' 5"): Double glazed window to the rear, wood flooring, radiators and power points

Utility Room

3.36m x 3.01m (11' 0" x 9' 11"): Double glazed window to the rear and double glazed doors to the front, tiled floor, space and plumbing for washing machine and dryer, door to;

Living Room

4.71m x 4.12m (15' 5" x 13' 6"): Currently used as an Annexe, double glazed window and French door to the side garden, a radiator, power points, TV point, stairs to the first floor and doors off to;

Second Kitchen

2.43m x 1.82m (8' 0" x 6' 0"): Kitchen fitted base and wall unit with work surfaces over, electric cooker point, space for fridge freezer.

Boiler Room

2.00m x 1.82m (6' 7" x 6' 0"): Housing A new Eco Forest Ground Source Heat Pump. This also has a few years manufactures guarantee remaining

First Floor Accessed Via the Sitting Room

Bedroom 5

6.26m x 4.70m (20' 6" x 15' 5"): Double glazed windows to the front and side, cupboard housing fuse box and electric meters, radiators, power points and wood flooring.

Inner Landing

Access to loft space, wooden flooring and doors off to;

Bedroom 4

3.36m x 2.98m (11' 0" x 9' 9"): Double glazed window to the front, a radiator, power points and stripped wood flooring.

Bathroom

2.88m x 1.71m (9' 5" x 5' 7"): Double glazed window to the rear, fitted suite comprising of panelled bath with mains fed shower over with glazed shower screen, low level WC, pedestal wash hand basin, tiled splash back, a radiator and wood flooring.

First Floor Accessed via the Entrance Hall

Landing

Double glazed windows to the front and rear, radiators, power points, wood flooring and ledged pine doors off to;

Bedroom 1

6.26m x 5.48m (20' 6" x 18' 0"): Double glazed triple aspect windows, vaulted ceiling with exposed beams, radiators, power points, pendant and wall lights, TV aerial point and wood flooring.

Dressing Room

4.59m x 4.56m (15' 1" x 15' 0"): Double glazed window to the front, period built in cupboards with drawers under, a radiator, power points and wood flooring.

Ensuite Bathroom

3.30m x 2.60m (10' 10" x 8' 6"): Double glazed window to the rear, fitted with a white suite comprising of roll top free standing bath, low level WC, pedestal wash hand basin, bidet, cupboard housing hot water cylinder, tiled splash back, wood flooring.

Bedroom 2

4.48m x 3.70m (14' 8" x 12' 2"): Double glazed window to the front, radiators, power points and wood flooring.

Bedroom 3

4.48m x 4.22m (14' 8" x 13' 10"): Double glazed window to the rear, a radiator, power points, wood flooring, door to inner hallway of bedrooms 4 & 5 mentioned previously.

Shower Room

Double glazed windows to the rear, fitted with a white suite comprising of walk in shower with mains fed shower with body jets, low level WC, pedestal wash hand basin, down lights, towel radiators, tiled splash backs and wood flooring.

Material Information Part A

Tenure: Freehold

Material Information Part B

Property type: See above

Property Construction: Brick built, tiled roof

Number and types of room: See above

Electricity Supply: Mains

Water Supply: Mains

Sewerage: Mains

Heating: Ground source heat pump, radiators - electric

Broadband: Standard.

Mobile Signal:

Indoor Voice - Limited= EE, Three, 02, Vodafone.

Indoor Data - Limited= EE, Three, 02.

Outdoor Voice - Likely = EE, Three, O2, Vodafone.

Outdoor Data - Likely = EE, Three, O2, Vodafone.

Parking: See above

Material Information Part C

Building Safety: no known issues

Restrictions, rights and easements: Land registry available on request

Flood Risk: River & Seas = no risk. Surface Water = Very Low

Costal Erosion: No

Planning permissions: Sprift report available on request

Accessibility/adaptions: none

Coalfield or Mining Area: No