Green Acre Falcon Lane Ledbury HR8 2JW

Enjoying a charming rural setting on Falcon Lane, with far-reaching south-westerly views across the beautiful Herefordshire countryside towards Marcle Ridge, this superbly refurbished four-bedroom home offers the perfect balance of countryside living and convenience, with Ledbury town centre easily accessible. The property has undergone an extensive programme of refurbishment, including updated heating and electrics, internal wall insulation and the addition of a stylish en-suite shower room and separate utility room. The well-presented accommodation comprises a welcoming entrance hall with contemporary fitted storage, a spacious open-plan dining kitchen featuring modern Howdens units, oak work surfaces, integrated appliances and full-width sliding doors opening onto the garden, alongside a generous sitting room with an attractive bow window and feature fireplace. A ground-floor cloakroom further enhances the practicality of the layout.

To the first floor are four well-proportioned bedrooms, including a principal bedroom with dual-aspect windows and en-suite shower room, together with a contemporary family bathroom. Outside, the predominantly lawned rear garden provides an ideal space for relaxing and entertaining, with a gravelled patio and delightful rural views creating a wonderful backdrop. The property's elevated position allows the surrounding landscape to be enjoyed from both inside and out, while a substantial driveway provides off-road parking for approximately four vehicles. Combining thoughtfully modernised accommodation, generous living space and an appealing countryside outlook, this attractive home offers a wonderful opportunity to enjoy a more rural lifestyle without sacrificing easy access to the amenities, shops and facilities of Ledbury town centre.

Formerly two rooms and now boasting a superbly appointed open plan dining kitchen, fitted with a range of contemporary wall and base units by Howden, complemented by oak work surfaces and matching upstands. A large rear facing picture window enjoys far-reaching views across to Marcle Ridge, bringing the surrounding landscape into the heart of the home.

The kitchen is equipped with an inset stainless steel sink and half bowl, finished with a brass mixer tap, a four-ring induction hob with electric oven beneath and over head extractor fan, integrated fridge freezer and dishwasher. Recessed spot lighting is supplemented by feature pendant lighting above the breakfast bar, whilst the attractive LVT oak-effect flooring continues seamlessly through to the dining area. Radiator.

The dining area offers excellent space for family dining and entertaining, with two radiators, recessed spot lighting and newly installed, full-width sliding doors opening directly onto the garden, where the elevated position and glorious rural outlook can be fully appreciated.

An opaque glazed door leads through to the utility room.

The property occupies an elevated position, enjoying far-reaching south-westerly views across the beautiful rural Herefordshire countryside towards the surrounding landscape.

Stepping out through the sliding doors from the dining area, the garden is predominantly laid to lawn, providing an excellent space for outdoor relaxation and entertaining whilst making the most of the property's enviable outlook. A concrete pathway leads to a gravelled patio, with a further gravelled area to the side providing useful external storage space.

An LPG storage tank is positioned within the lawn. Outside lighting and an external tap are provided, whilst a pathway leads to the front entrance, alongside an attractive stone wall which doubles as a well-maintained flower bed.

A combination of concrete and block-paved driveway provides ample off-road parking for approximately four vehicles, completing an appealing setting which makes the most of the property's rural position and far-reaching views.

Services

We have been advised that mains electricity and water are connected to the property. Drainage is to a private system. Heating is via an LPG fired system. This information has not been checked with the respective service providers and interested parties may wish to make their own enquiries with the relevant local authority. No statement relating to services or appliances should be taken to imply that such items are in satisfactory working order and intending occupiers are advised to satisfy themselves where necessary.

Directions

From the Ledbury office turn left at the traffic lights and proceed along the High Street and Homend. Bear left at the railway station and proceed down the Hereford Road. At the roundabout take the third exit onto the A438. Continue out of Ledbury and after approximately 1¾ miles turn left into Falcon Lane. Proceed for approximately 1/2 of a mile and the property will then be located on the right hand side (just after the row of white/cream properties on the right).

Council Tax

COUNCIL TAX BAND "D"
This information may have been obtained from the local council website only and applicants are advised to consider obtaining written confirmation.

Energy Performance Certificate

The EPC rating for this property is E (50).

Viewing

By appointment to be made through the Agent's Ledbury Office (Tel: 01531 634648). 

General

Intending purchasers will be required to produce identification documentation and proof of funding in order to comply with The Money Laundering, Terrorist Financing and Transfer of Funds Regulations 2017. More information can be made available upon request. 

John Goodwin FRICS has made every effort to ensure that measurements and particulars are accurate however prospective purchasers/tenants must satisfy themselves by inspection or otherwise as to the accuracy of the information provided. No information with regard to planning use, structural integrity, tenure, availability/operation, business rates, services or appliances has been formally verified and therefore prospective purchasers/tenants are requested to seek validation of all such matters prior to submitting a formal or informal intention to purchase/lease the property or enter into any contract.

Tenure

We are advised (subject to legal confirmation) that the property is freehold.

MISREPRESENTATION ACT, 1967 - JOHN GOODWIN - Conditions under which Particulars are issued:
John Goodwin for himself and for the Vendors or lessors of this property whose agent he gives notice that:

1. The particulars are set out as a general outline only for the guidance of intending purchasers or leasees and do not constitute, nor constitute part of, an offer or contract.
2. All descriptions, dimensions, references to condition and necessary permissions for use and occupation and other details are given in good faith and are believed to be correct but any intending purchasers or tenants should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them.
3. No person in the employment of John Goodwin has any authority to make or give any representation or warranty whatever in relation to this property.