Box Tree Cottage Catbrook Road CHEPSTOW NP16 6NQ

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1 Box Tree Cottage Catbrook Road CHEPSTOW NP16 6NQ 340,000.0 A RARE OPPORTUNITY TO ACQUIRE A COTTAGE WHICH IS IN NEED OF IMAGINATIVE IMPROVEMENT AND WHICH STANDS WITHIN A LARGE GARDEN WHICH INCLUDES A BUILDING PLOT. DELIGHTFUL FRINGE OF VILLAGE SETTING ABOVE THE WYE VALLEY.

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3 Particulars. The hamlet of Catbrook is located on the wooded slopes of the Wye Valley which has an AONB status and which is within easy commuting of both Chepstow and Monmouth being midway between the two towns. Both towns have good educational facilities and connection to the national road networks allowing commuting further afield to Bristol, Cardiff, Gloucester, Hereford and Worcester. The village has a strong community spirit where many of it s functions are centred at the village hall. Catbrook is, in our opinion, highly sought after and contains a good mixture of contemporary homes which intermingle with the older, more traditional cottage style properties. To some extent the residents rely on the primary schools of Llandogo and Trellech while at the former and at Tintern there are several general stores for essentials. In addition the leading supermarkets of Monmouth and Chepstow will deliver! It should be noted that there are several private schools at both towns, perhaps the best known being the Haberdashers (Boys and Girls Schools) at Monmouth. The property which is of conventional stone construction and white painted beneath a slate roof, is set back from the village road being screened by hedgerow etc. It has been the home of our past client for many years during which planning consent was sourced and obtained for the construction of a single dwelling within the rear of the gardens and the access via the driveway. GROUND FLOOR GLAZED CANOPY PORCH leading into:- ENTRANCE HALLWAY with radiator, laminated floor, upvc double glazed entrance door, access off to the main accommodation and:- SITTING ROOM 15' 6'' x 14' 8'' (4.72m x 4.47m) overall narrowing to 9 11, with laminated floor finish, open fireplace with raised hearth, French doors to rear garden, radiator and exposed beamed finish to ceiling, range of wall light fittings. DINING ROOM 10' 3'' x 9' 4'' (3.12m x 2.84m) with laminated floor finish, radiator, telephone point and wood burner set on a stone hearth with heavy timber lintel. Exposed beamed ceiling, wiring for wall lights. Doors which leads through to:- KITCHEN 9' 6'' x 8' 7'' (2.89m x 2.61m) with a terracotta coloured tiled floor, radiator and a pine range of cabinets arranged chiefly in two groups with those beneath the window having an inset asteroid type sink with space to one side for an automatic washing machine, whilst further around to the left there is a cooking range with further matching cupboards to the left of this with wall cupboards above. Inset eyeball lighting. Timber door leads through to:- REAR PORCH with tiled floor, slatted shelving with wall cupboard above. External upvc door. Ample cloak hanging space, beamed ceiling. BATHROOM 8' 5'' x 7' 2'' (2.56m x 2.18m) with a tiled floor and a cream sanitary range comprising close coupled low flush wc, wash basin with vanity cupboard beneath, panelled bath with shower attachment. Functional tiling above all appliances with varnished pine finish being extended above the bath to the ceiling. Built-in airing cupboard containing an insulated hot water cylinder fitted with an immersion heater. Radiator, beamed ceiling. FIRST FLOOR Approached via a spiral stone staircase. BEDROOM ONE 10' 5'' x 9' 5'' (3.17m x 2.87m) overall, with built-in wardrobe, with exposed beams, radiator. Doorway leads through to:

4 BEDROOM TWO 9' 5'' x 8' 7'' (2.87m x 2.61m) overall, with niche to wall, exposed beam ceiling, radiator and telephone point. OUTSIDE Box Tree Cottage stands in a plot which overall is approximately one third of an acre and includes the section upon which planning consent has been granted for a dwelling. The approach is made off the village road via an aggregate driveway via a five bar timber gate and provides adequate parking for a number of vehicles with turning area. Towards the back of the garden is a FORMER STABLE building complete with porcelain sink. There is a feed cabinet. The front section is a FORMER TACK ROOM but contains a sizeable plastic cabinet for the storage of garden implements, mowers etc. To the right there is a CAR PORT 12 x 9 7 of timber pole and concrete block construction. Undoubtedly a feature of the property is the garden, our late client was a particularly keen gardener and the grounds are planted with many colourful trees and shrubs throughout which a paved pathway circum-navigates the main section of the garden. Planted within are numerous shrubs, spring bulbs, ornamental trees include Acers, Apple, Rhododendron, Flowering Cherry and Laurel. There is also a Dovecote and a pond, which viewers should be aware of so that they do not walk into this area. SERVICES & REMARKS Planning consent (approval of outline planning permission) was obtained on the 12th February 2015 for a new dwelling with all matters reserved. The planning consent is available from the Agents which states that an application for approval of all the reserve matters should be made to the local authority before the expiration of three years from the date of this permission, the denominate hereby approved must be begun either before the expiration of five years from the date of permission or within the expiration of two years of the date of the approval of the last of the reserve matters, whichever is later. Mains water and electricity. Private drainage system. Telephone subject to BT regulations. The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A Buyer is advised to commission the appropriate investigation before proceeding with the purchase. References to the Tenure of this property are based on information supplied by the Seller. The Agent has not had sight of the title documents. A Buyer is advised to obtain verification from their Solicitor at an early date. The floor plan is guidance only and should not be scaled off. A free copy of the EPC is available on request. TENURE Freehold COUNCIL TAX BAND F POSTAL CODE NP16 6NQ LOCAL AUTHORITY Monmouthshire County Council. Tel: DIRECTIONS From Monmouth town centre proceed down Monnow St and turn left by the Robin Hood and continue to a mini roundabout where one turns right and then crosses the Monnow Bridge. At traffic lights turn left and by the Shell petrol station turn right. Continue to follow the road to Trellech (B4293). In approximately 0.5 of a mile after crossing a small river bridge the road forks off left again signposted B4293 to Chepstow and climbs a hill passing through Lydart bend. In a couple of milesone enters the ancient village of Trellech. Just before exiting the village where the main road goes right, continue straight on at road junction signposted Catbrook. Continue straight on towards Broadstone. At junction by Broadstone Village green turn left and proceed down the road towards Catbrook. At the fork by the village hall keep right and continue downhill a short distance passing Tintern Heights, at next junction turn left and then ignore the next turning on left. At the next junction go straight on and then bear off left in front of a white painted former chapel. Box Tree Cottage can be seen on left. VIEWING Highly recommended but please by prior appointment via the Agents.

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6 Consumer Protection from Unfair Trading Regulations The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A Buyer is advised to obtain verification from their Solicitor or Surveyor. References to the Tenure of a Property are based on information supplied by the Seller. The Agent has not had sight of the title documents. A Buyer is advised to obtain verification from their Solicitor. Items shown in photographs are not included unless specifically mentioned within the sales particulars. They may, however, be available by separate negotiation. A wide angle camera may have been used for some of the images. Buyers must check the availability of any property and make an appointment to view before embarking on any journey to see a property. All measurements are approximate. 24 April 2017 WMM0168