Situation
Mill Farm is situated on the edge of the village of Credenhill, conveniently just 4.5 miles northwest of the City of Hereford. The property is quickly accessible onto main arterial roads providing good access to Midlands/M5 and the Welsh Marches.

Education
There is a broad range of both private and state schools in the locality; Credenhill has a primary school. Secondary state schools include White Cross, St Mary's R.C School and Weobley High School. Independent schools in the area include: Hereford Cathedral and Lucton School. The Monmouth amp; Malvern Schools are also accessible. More information is available on www.isc.co.uk for independent schools and www.herefordshire.gov.uk for state schools.

Local, Sporting & Recreational
The thriving village of Credenhill offers a number of amenities including a post office, shop, bakers, church as well as a regular bus service. The cathedral city of Hereford provides a wide range of shopping, recreational and leisure facilities. Credenhill is surrounded by open country side and to the north of the village is Credenhill Park Wood, an important local landmark comprising of ancient woodland and the remains of an ancient Iron Age hill fort. Village residents are eligible to ride along the numerous tracks through the woodland (subject to an annual £1 Licence to The Woodland Trust). The area provides a wealth of sporting and recreational opportunities, particularly in the Wye Valley, racing is at Hereford, Ludlow, Worcester amp; Cheltenham. Golf is at Burghill and Herefordshire Golf Club.

Mill Farm
Mill Farm is a handsome Victorian farmhouse offering comfortable and practically laid out accommodation. Internally there are 2 well proportioned reception rooms benefiting from good ceiling heights and fine views over the scenic lake. The sitting room, with woodburner, is particularly light and opens into the conservatory. There is also a fully equipped farmhouse kitchen with Nobel cooker and adjoining utility and boot room. On the first floor there are 3 bedrooms, including a spacious master bedroom and family bathroom. Mill Farm benefits from a well designed, single storey 1 bedroom annexe. Ideal for dependent relatives, staff or rental income. It could also be easily incorporated into the main house if required.

The Outside
Mill Farm occupies a site extending in all to just over 3 ACRES of land and gardens, including a superb 1 ACRE Lake in front of the house stocked with Trout and Carp.

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 has 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
Herefordshire County Council: 01432 260000

Council Tax
The House " E" - £1,764 (2010) -The Annexe "A" £962.70 (2010)

Services
Mains water, electricity and drainage are connected, as well as a mains gas supply.

Fixtures & Fittings
Unless specifically mentioned 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.