Situation
Lower Woodend enjoys a peaceful rural location with fine views over its attractive gardens and beyond to the land. This part of Herefordshire, which lies close to the Worcestershire border, is characterised by traditional farms, undulating countryside and wooded hills. Tucked away up a no through lane, Lower Woodend lies about ½ a mile north of the poplar village of Stoke Lacy and is conveniently placed for the commercial centres of Hereford amp; Worcester. The A465, A417 and A44 are within a short drive, providing good access to the motorway network and beyond.

Education
There is a broad range of both private and state schools in the area. Primary schooling is at Burley Gate (3 miles), Pencombe, Bredenbury and St Peter's Bromyard, all of which are feeder schools for Queen Elizabeth secondary school at Bromyard. Well respected independent schools in the area include Hereford Cathedral, Malvern College and Malvern St James, Kings Worcester. Prep schools include St Richards, Bredenbury and Abberley Hall. For more information see www.isc.co.uk or www.herefordshire.gov.uk

Local, Sporting & Recreational
The traditional market town of Bromyard offers a good range of shops to satisfy most day to day requirements. There is a doctors surgery, supermarket, bank, theatre, library and restaurants. More extensive shopping, leisure and cultural facilities are available at Hereford Ledbury, Worcester and Malvern. The area offers a wide range of outdoor sports and activities with many fine walks along the Frome Valley, Bromyard Downs and through Brockhampton Estate (National Trust).

Equestrian
The region is renowned for its strong equestrian industry and the property benefits from excellent out riding onto a network of bridleways. Kings Equestrian Centre amp; Tack Farm (both about 3 miles) are host to a series of year-round competitions; Cross country courses are at Bredenbury, Sapey and Hill Top (Ledbury). Racing is at Hereford, Worcester, amp; Cheltenham. There is also international rugby amp; cricket at Worcester and Golf at Brockington Hall, Bodenham and Sapey Golf Club.

Lower Woodend
Lower Woodend is a delightful and well presented cottage, set in 4.5 acres of attractive gardens and pastureland, complimented by good equestrian facilities. The original period cottage has been extended over the years to create a comfortable and practically laid out property, while retaining considerable charm. In the oldest part of the cottage is a large open plan luxury fitted kitchen and dining area. This newly fitted quality kitchen incorporates a Belfast sink, American style fridge and freezer, dishwasher and Britannia Range electric cooker with gas hob. The room also benefits from plenty of natural light, exposed beams, oak floor and window seat. The sitting room with oak floor, Victorian style fireplace inset with wood burner, opens into the conservatory, creating a large flexible area for entertaining. There is also a utility room incorporating a shower on the ground floor. On the first floor there are 3 double bedrooms and a family bathroom.

The Outside
Lower Woodend is set in particularly attractive landscaped gardens, mainly laid to terrace lawns with retaining stone walls flanked by herbaceous borders. There is also a large decking area adjoining the conservatory, ideal for summer entertaining.

Equestrian Facilities
A wide graveled drive leads to the west of the property to the equestrian facilities. These include a block of 4 wooden stables with automatic water drinkers and rubber mats; open fronted feed/hay store and wash area. Immediately adjoining the stables is the manège with Flexiride sand and fibre surface. The gently sloping pastureland flanks the stables and manège and benefits from water troughs. There is also an all weather turnout area leading to the land as well as ample parking and turning for lorries. Lower Woodend is currently run as a private equestrian holding but has many other fine attributes such as its private peaceful location and attractive well presented cottage that would appeal to a broad range of buyers.

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
"F" - £2,149.55 (2011/12)

Home Information Pack
A HIP is available from the Agent.

Services
Mains electricity, private water (bore hole), gas (LPG) central heating, private drainage.

Fixtures & Fittings
Unless specifically mentioned all other 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.