Situation
Gamage Vale is situated in an ideal location, tucked away up a country lane, yet quickly accessible to Ledbury the motorway network and commercial centres of Hereford, Worcester and Cheltenham. Gamage Vale lies within the parish of Much Marcle, in lovely South Herefordshire Countryside. The property enjoys fine views over its attractive pastureland and beyond to mixed woodland.

Education
There is a broad range of both private and state schools in the locality with a primary school at Much Marcle, secondary state schools at both Ledbury and Ross-on-Wye. Well respected independent schools in the area include:, Malvern St James, Malvern College, Hereford Cathedral and The Elms and The Downs Prep schools at Colwall. The Monmouth, Worcester and Cheltenham schools are all within driving distance. More information is available on www.isc.co.uk for independent schools and www.herefordshire.gov.uk for state schools.

Local, Sportin & Recreational
The thriving village of Much Marcle has a good range of amenities including a village store, garage, pubs, village hall, church and primary school . The market towns of Ledbury and Ross-on-Wye both 6.5 miles distance,. provide a comprehensive range of shopping, educational and leisure facilities. Ledbury also has a hospital and culturally is host to a poetry festival. Larger towns and cities within easy reach include Hereford, Worcester and Cheltenham. The area has a wealth of sporting activities with excellent walks and rides along Marcle Ridge and The Malvern Hills both are renowned for their great natural beauty. Golf is at Ross-on-Wye and Monmouth. Racing at Hereford, Worcester and Cheltenham.

Gamage Vale
Gamage Vale is a delightful 4 bedroomed period cottage, complimented by 3 acres of attractive pastureland. The well presented property is of mainly brick construction and can be traced back to the 19th century, with later additions. Internally there are 2 reception rooms, a generous farmhouse fitted kitchen with walk in pantry. Leading off the kitchen is a utility room and boot room/ garden room. On the first floor there are 4 bedrooms and a main bathroom.

The Outbuildings
The south facing property is set in pretty, established gardens, which create a lovely frame to the house. To the north of the property are 2 period brick outbuildings; comprising a traditional attached barn currently used as a double garage (with up and over doors) and loft over. The second period outbuilding is currently used as a workshop, with loft over. Adjoining is an office with power and telephone point. Both outbuildings have immense potential either for secondary accommodation or for a home office, subject to the necessary planning consents.

The Land
The 3 acres of pastureland lies opposite the house, across the country lane and benefits from a hard access track into the fields. The attractive land is divided into 2 fields, which are sheltered by mature woodland and hedging.

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.

Home Information Pack
A HIP has been completed for this property. Further details are available from the agent.

Local Authority
Herefordshire County Council Tel: 01432 260000

Council Tax
Band 'F'. £2,073.89 (2009/10)

Services
Mains electricity and water. Private drainage. Oil fired central heating. Telephone subject to B.T transfer regulations

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.