Situation
Gazerdine House is ideally situated between the city of Hereford and the attractive market town of Ledbury. The property enjoys lovely elevated views over its garden, land and beyond to open countryside. It is strategically situated for local centres and enjoys excellent communications.

Education
There are primary schools at Ashperton (2½ miles) and Ledbury with secondary state schools at Ledbury and Hereford. There are a significant range of well respected private schools in the area; Malvern and Cheltenham in particular have built a reputation for their quality of independent schools which include: Malvern St James, Malvern College, Cheltenham Ladies, Dean Close and Cheltenham College. The Hereford, Worcester, Gloucester and Monmouth schools are all within easy driving distance. Prep schools close by include The Elms and The Downs at Colwall. More information is available on www.isc.co.uk for independent schools and www.herefordshire.gov.uk for state schools.

Local, Sporting, Recreational
The charming market town of Ledbury provides a comprehensive range of shopping, educational and leisure facilities as well as a Cottage Hospital and railway station. Culturally Ledbury is host to a poetry festival and there is a renowned theatre nearby in Malvern. More extensive retail and cultural opportunities are available at Hereford, Worcester and Cheltenham. Birmingham, Bristol and Cardiff are also within reasonable driving distance. The area offers a wealth of sporting activities, particularly in The Malvern Hills, renowned for their great natural beauty.

Gazerdine House
Gazerdine House is an extremely attractive period home offering over 3,600 ft² of accommodation. The property is first recorded on a tythe map dated 1838 when it belonged to Joseph Dutson a wheelwright. Although by date early Victorian, the house is Georgian in style and retains many period features including the original staircase, open fireplaces, exposed beams and floor boards, picture and dado rails and quarry tiled floors. The property is presented with great taste and charm and benefits from good ceiling heights and generously proportioned rooms. The property is approached through a timber five bar gate and the drive sweeps up to the front of the house where there is a period style portico.

The Accommodation
This elegant and well laid out house has 3 reception rooms, particularly noteworthy is the light and spacious interlinking sitting room and drawing room with open fireplace. The dining room is of equal generous proportions with period fireplace and built in display dressers creating a particularly fine feature to the room. Beyond is the study with fitted book shelving, this room connects to the back hall, where there is independent access. The heart of the house is the spacious and open plan kitchen, which is fully equipped with quality bespoke units, incorporating a Belfast sink and Falcon Range cooker with extractor hood over. The Kitchen opens to an informal dining room and sitting room, creating a fantastic spacious environment, perfect for family living. This room also enjoys a wonderful outlook over its garden and land. The kitchen is complimented by an adjoining utility room, there is also a conservatory.

The First Floor
The first Floor accommodation provides 5 double bedrooms including an impressive master bedroom with fitted wardrobes and an adjoining bathroom with antique style fittings. Bedroom 5 benefits from an adjoining dressing room, which could also be used as a 6th further bedroom or has the potential to create a 3rd bathroom.

The Outside
To the west of the house is a surfaced parking area, located here is a versatile stone and timber clad outbuilding with two double doors, providing garaging for up to four vehicles. Adjoining is an open fronted log store and dog run. There is also a block of 2 wooden stables.

The Gardens
The gardens are a particularly lovely feature of the property and lie mainly to the rear and east of the house. They are predominately laid to lawn interspersed with well stocked flower beds and shrubs. A formal walkway flanked by mature clipped hedging connects the various "garden rooms" together and also leads to the former tennis court. To the front of the house are sweeping lawns, sheltered by mature ornamental shrubs as well as a magnificent cedar tree. The property also benefits from a sheltered and enclosed formal vegetable garden with raised beds, gravelled pathways and a soft fruit cage.

The Land
The land lies to the rear of the house with three paddocks enclosed by post and rail fencing and hedges. There is also a timber field shelter.

Agents Notes
Property Misdescriptions Act 1991 Fox Grant and their clients give notice that: 1. They have no authority to make or give any representations or warranties in relation to the property. 2. These particulars have been prepared in good faith to give a fair overall view of the property, do not form any part of an offer or contract and must not be relied upon as statements or representations of fact. 3. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents. Fox Grant have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.

Plans, Areas & Schedules
Based on the Ordnance Survey and are for reference only. Any error or mis-statement shall not annul the sale or entitle either party to compensation in respect thereof.

Local Authority
Hereford County Council : 01432 260000

Council Tax Band
"G" - £2,454.72 (2010)

Services
Mains electricity amp; water. Private drainage. Oil fired central heating.

Right of Way
There is a right of way in favour of Gazerdine to a second gated access/back drive.

Solicitors
Lambe Corner amp; Co Solicitors Tel: 01432 355301:- Attn Mark Bricknell

Fixtures & Fittings
Unless mentioned specifically all fixtures amp; fittings are excluded from the sale.

Property Misdescriptions Act 1991 Fox Grant and their clients give notice: 1. They have no authority to make or give any representations or warranties in relation to the property. 2. These particulars have been prepared in good faith to give a fair overall view of the property, do not form any part of an offer or contract and must not be relied upon as statements or representations of fact. 3. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents. Fox Grant has not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.