Hill Wooton, Warwickshire, CV35

An extremely rare opportunity to acquire a beautifully presented and much-loved detached country home in the desirable village of Hill Wootton, just north of Leamington Spa. The property offers five double bedrooms, four bathrooms, and superb, spacious living accommodation across the ground floor including a stunning kitchen dining living room. Outside the grounds surround the property with wonderful, landscaped gardens totalling 2.12 acres, including a fantastic 1.6-acre paddock with mature trees and hedgerows. To avoid disappointment please contact us to arrange a viewing at your earliest opportunity.

Ground floor
From the drive a canopy porch welcomes you to Hill Farm Cottage and opens into a snug/reception hall which has a cloak cupboard, w/c and gives access to three different rooms. To the right there is a door to a superb home office with views over the front garden, plus also benefits from an interconnecting door into a fabulous and well-proportioned family room featuring exposed beams and a log burner.
A second hallway off the snug/reception hall also provides access to the family room, stairs to the bedroom accommodation, an exit door to the front garden with a porch, and a second door to the kitchen dining living room.
From the snug/reception hall, you access an amazing kitchen dining living room incorporating stunning two-tone shaker style units, granite worktops, a range oven, a large central island, exposed beams, and generous dining and living space with double French doors to the delightful front garden.
From the dining area you access a superb utility room with plenty of storage and a sink, continuing through this room you will find a good-sized sitting/games room with French doors out to the driveway and rear gardens. Off the sitting/games room, there is a bathroom holding a double shower, toilet, basin and vanity unit. There is also a good-sized storage room which could be a dressing room if required. This wing of the house could also be used as ancillary accommodation if required. At the rear of the ground floor adjoining the property, there is a good-sized double garage with an electric up-and-over door and pedestrian door to the side.

First floor
Stairs from the hallway rise to the first floor where you will find five good-sized double bedrooms. The principal bedroom and bedroom two are generous in size and both hold stunning ensuite bathrooms incorporating a shower, basin, standalone bath, and toilet. The family bathroom holds a shower, sink, and toilet.

Outside
The gardens and grounds of this beautiful home are equally as impressive. Set behind private gates, you enter a large freshly gravelled drive offering parking for a number of vehicles. A good-sized private front garden leads to a porch off the inner hallway which gives access to the ground floor living accommodation, this could be used as the main entrance if desired. There are double French doors onto a slate-paved patio off the living area in the kitchen dining living room.
Off the driveway to the left of the property you will find a canopy porch and main access to the property. A pretty manicured border runs up the side driveway which leads to the wonderful, mature landscaped garden which is bordered by high-trimmed hedges to both sides and various mature trees. There is a lovely timber canopied pergola, and a smart garden room with bi-folding doors being used as a gym with a slate paved patio. The main rear garden is approximately half an acre and offers plenty of scope for leisure facilities such as a pool with pool house, tennis court etc.
At the end of the rear garden, there is a fantastic paddock accessed through estate fencing and tractor gate. The paddock has mature hedgerows and trees, there is a brick-built storage building which could comfortably hold plenty of tools and ride-on mowers etc. It could potentially be used as stabling if required. There is the possibility of equestrian use or other livestock use with the paddock subject to the necessary consents.


Services and property information
Utilities – Services connected includes mains water, electricity, & drainage. There is a screened LPG tank at the top of the drive suppling gas to the boiler
Mobile Phone Coverage - 4G and 5G mobile signal are available in the area - we advise you to check with your provider.
Broadband Availability - FTTP Ultrafast Full Fibre Broadband connection is available in the area with estimated maximum download speeds of 1800 Mbps and estimated maximum download speeds of 120 Mbps. We advise you to check with your provider.
Local Authority – Warwick District Council
Property notes – There is an uplift clause on the property; please contact us for more information.

Tenure: Freehold | EPC: D | Tax Band: G

For more information or to arrange a viewing, contact James Pratt at Fine & Country Leamington Spa.

Disclaimer:
All measurements are approximate and quoted in metric with imperial equivalents and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on.
The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given and that they are in working order.
Internal photographs are reproduced for general information and it must not be inferred that any item shown is included with the property.
Whilst we carryout our due diligence on a property before it is launched to the market and we endeavour to provide accurate information, buyers are advised to conduct their own due diligence.
Our information is presented to the best of our knowledge and should not solely be relied upon when making purchasing decisions. The responsibility for verifying aspects such as flood risk, easements, covenants and other property related details rests with the buyer.