Known locally as "Nanny McPhee's Cottage" after featuring in the 2005 family classic film, this thoughtfully extended three/four bedroom detached, thatched Grade II Listed cottage enjoys a truly idyllic rural location situated between the village of Weston and Hamlet of Halls Green. The cottage sits centrally amongst two acres of well-maintained cottage themed gardens with an array of useful outbuildings whilst the majority of the gardens back onto ancient woodland evoking a sense of tranquillity and serenity. The original cottage has been thoughtfully extended to provide a deceptively spacious versatile arrangement of accommodation. The extension haa been built with an oak fame interspersed with full height double glazed windows providing panoramic views over the grounds and surrounding countryside. The original cottage boasts an abundance of original period features including exposed knarled beams and timbers, original braced and latched doors whilst a most impressive brick built inglenook fireplace adorns the sitting room. The extension provides an impressive open-plan kitchen/dining/family room, ideal for modern family living with the practicalities of a walk-in pantry, boot room and utility room. In full the accommodation comprises a reception hallway, open-plan kitchen/dining/family room, pantry, sitting room, family snug, boot room, utility room/cloakroom/wc, two staircases rising to the first floor, the master bedroom situated in the original cottage with a vast dressing room/fourth bedroom and a walk-in wardrobe. Recent improvements include a refitted family bathroom with both a roll top bath with claw feet and a separate shower cubicle. Two further double bedrooms featuring vaulted ceilings are situated in the extension served by a separate shower room. Ouside, electric remote control, wooden five-bar gates provide secure access to a wide gravel driveway providing off-road parking for several vehicles whilst the grounds include an array of useful outbuildings including a shepherds hut (currently used as a home office, possibly available by separate negotiation), fully functional gym, the original refitted outside wc, garden sheds, container store and canvas car port/garden store with a soft children’s play area complete with play frame and zip wire. Viewing is highly recommended to fully appreciate the rare nature of this property and location.

THE ACCOMMODATION COMPRISES
Sealed unit double glazed entrance doors opening to:

RECEPTION HALLWAY
Forming part of the oak frame two-storey rear extension opening directly to:

KITCHEN/DINING/FAMILY ROOM 9.71m x 7.79m
Creating an open-plan modern feel to the ground floor accommodation whilst providing views over the surrounding gardens. Full height sealed unit double glazed windows extend around the full parameter of the room framed by the oak timbers providing an abundance of natural light. Finished with wide oak planked flooring complemented by downlighters with the kitchen area defined by a comprehensive range of Shaker style midnight blue base and eye lvel units and drawers finished with solid wooden butchers block square edged work surfaces with matching upstands, inset white ceramic sink unit with mixer tap, integrated stainless steel and glazed single oven, electric hob and stainless steel extractor canopy above, under-unit lighting, integrated dishwasher and space for American style fridge/freezer. Ample space for sofas and dining table, one of two staircases rising to the first floor, matching Welsh dresser to one corner. Oak glazed door with full height glazed panels opening to the sitting room, pantry recess with built-in shelving, continuation of the oak planked flooring, downlighters, sealed unit double glazed window to the rear elevation.

SITTING ROOM 5.13m x 5.03m
Oak braced and latched door opening to the front of the cottage. The sitting room features an abundance of exposed wall and ceiling timbers with school style column radiators and an impressive brick-built inglenook fireplace with a quarry tiled hearth, oak Bessemer and wrought iron wood burning stove. Braced and latched door with concealed staircase rising to the first floor, two sealed unit double glazed windows to the front elevation and ceiling spotlights. Quarry tiled side lobby with door opening to the utility/boot room with further floor to ceiling beams and exposed timbers creating a natural division between the sitting room and Snug.

SNUG 3.53m x 3.25m
Two school style column radiators, further exposed wall and ceiling timbers, sealed unit double glazed window to the side elevation. Doorway opening to a useful walk-in study recess with brick tiled flooring, built-in shelving and window to the side elevation.

UTILITY/BOOT ROOM 3.02m x 2.49m
Built-in storage, exposed ceiling timbers, radiator, space and plumbing for a washing machine, coats cupboard, part-glazed oak hobbit door to the side of the cottage, futher window to the side and door to:

UTILITY AREA/CLOAKROOM/WC 1.89m x 1.87m
Fitted with a low level wc with push button flush, white towel radiator, fitted work surface with ceramic butler sink with mixer tap and window to the side elevation. Measurements exclude the airing cupboard. Door to the airing cupboard housing hot water cylinder. Slate effect tiled flooring.

COTTAGE FIRST FLOOR
The concealed original staircase from the sitting room opens to the master bedroom landing with exposed timbers, braced ad latched original door to:

MASTER BEDROOM 4.75m x 3.9m
Two school style column radiators, dual aspect provided by windows to the both the front and rear elevations, an abundance of exposed wall and ceiling timbers, painted brick built fireplace with cast iron surround and grate with decorative tiled slips and hearth. Braced and latched door to the dressing room/bedroom four.

WALK-IN WARDROBE
Providing an excellent degree of cliothes storage/hanging space.

DRESSING ROOM/BEDROOM FOUR 4.75m x 3.25m
A Jack and Jill bedroom acessed from the master bedroom currently used as a dressing room with a school style column radiator, exposed wall timbers and window to the side elevation.

FAMILY BATHROOM
Refitted by the current owners with sympathetic traditionally styled sanitaryware to include a double ended roll-top freestanding bath with claw feet and antique style shower attachment and mixer tap. Low level wc and twin hand wash basins set to a wooden vanity stand with drawers below and double walk-in shower cubicle with dual valve rain shower. Chrome flat panelled towel radiator, porcelain tiled floor with contrasting tiled splashback to the shower cubicle, ceiling spotlights and two windows to the side elevation.

EXTENSION FIRST FLOOR
The second staircase rises from the kitchen/dining/family room to the extension first floor landing with a part-vaulted ceiling with exposed timbers and two eaves storge cupboards, braced and latched doors to:

BEDROOM TWO 4.05m x 3.35m
A comfortable, well-proportioned double room of "L" shape design with feature part-vaulted ceiling with exposed oak frame and feature full height sealed unit double glazed apex window overlooking the rear garden, radiator and further window to the front elevation.

BEDROOM THREE 4.51m x 2.51m
A further comfortable double room with feature vaulted ceilng with apex sealed unit double glazed full height windows overlooking the rear garden. Radiator.

SHOWER ROOM
Fitted with a low level wc, vanity hand wash basin with mixer tap and cupboard below with a walk-in shower cubicle with electric shower, tiled surrounds and white towel radiator.

OUTSIDE

PARKING
Electric remote control twin wooden five-bar gates provide secure access to a wide shingled driveway providing off-road parking for several veicles situated to the side of the cottage.

GROUNDS
In all, approximately two acres, laid predominantly to lawn interspersed with an abundance of mature specimen trees creating many areas of interest whilst a more formal front garden with a paved central pathway provides the perfect introduction to this period home with well stocked shrub borders and mature pear tree. Enclosed by clipped boundary hedging whilst the majority of the garden backs onto mature ancient woodland enhancing the rural feel of the location. Block and paved terracing wrap around the cottage providing many areas of interest, an ideal entertaining space with a barbeque hut, wooden covered pergola and paved terracing. Enclosed vegetable garden with several raised beds with a children's play area to one corner with wooden barked climbing frame, zipwire and sunken trampoline. A number of outbuildings include a shepherds hut (possibly available by separate negotiation), a fully functioning gym complete with double glazed bi-folding doors, outside wc, container storage, two wooden sheds with power and light and a canvas covered store.

AGENTS NOTE
The current owners have recently had the thatched roof inspected. The ridge may need replacing in approximately two years at a cost of approximately £8,000, whilst the remaining thatch should last a further 15 years before any further maintenance is potentially required.

TENURE, COUNCIL TAX AND EPC
The Tenure of this property is FREEHOLD.
The Council Tax Band is E.
The EPC is exempt as property is Grade II Listed.

VIEWING INFORMATION
Viewing is strictly by appointment only through Putterills of Hertfordshire, through whom all negotiations should be conducted.

DISCLAIMER
Putterills endeavour to maintain accurate depictions of properties in virtual tours, floor plans and descriptions, however, these are intended only as a guide and intended purchasers must satisfy themselves by personal inspection.
MONEY LAUNDERING REGULATIONS: Prior to a sale being agreed, prospective purchasers will be required to produce identification documents. Your co-operation with this, in order to comply with Money Laundering regulations, will be appreciated and will assist with the smooth progression of the sale.
FIXTURES & FITTINGS: All items in the written text of these particulars are included in the sale. All others are expressly excluded regardless of inclusion in any photographs. Purchasers must satisfy themselves that any equipment included in the sale of the property is in satisfactory order.

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