• Unique Three Bedroom Detached Farm House in an edge-of-viillage location
• Impressve 8.22 Acre Plot offering Gardens, Lake, Paddock and ample Parking
• Double Fronted Farm House with Kitchen, Lounge, Dining Room, Utility, Shower Room
• Three Double Bedrooms, one with an En Suite
• Large Barn with Pilates Studio/Games Room, Workshop, brick Donkey Stable
• Detached Home Office & Garage Block
• Generous Garden, Fully Stocked Fishing Lake, Chicken Run
• Cattery Business with 62 Suites, Timber Reception Room and Food Preparation Area
• Council Tax Band - E
• Energy Rating for the Farmhouse - TBC

PROPERTY OVERVIEW Villa Farm is a truly unique property. It offers you a Three Bedroom Detached Farmhouse overlooking the ornamental Lake, with a Barn, Paddocks, Gardens and a successful Cattery business set on a glorious 8.22 acre plot.

As you swing into the property, electric gates open to a long driveway with a post and rail fence running along the side of the Paddock. The drive leads to the large Parking area with the detached Garage/Office building, large brick Barn and the cattery Reception.

The double-fronted Farmhouse has a Lounge and separate Dining Room - both with multi-fuel stoves - a Kitchen, Utility, ground floor Shower Room, and Conservatory. To the first floor are three Double Bedrooms, with the Principal Bedroom having a modern, stylish En Suite.

To the side of the house is a large patio with a covered timber seating area, and the lawn runs down to the lake which was created by the current owners and is beautifully landscaped with a central island which is home to the resident geese.

Part of the large Barn has been converted into a Pilates/Tai Chi Studio with a Games Area, with a door through to a workshop. In the middle section is a very large workshop with triple doors, and the third section of the barn has been developed as a self-contained office space with Kitchen and WC that's currently used as the food preparation area for the Cattery.

In the grounds is the fully stocked Fishing Lake, a brick building that was once used as a Donkey Stable, a chicken run, a large Paddock that's big enough for a couple of horses or small holding livestock - and plenty of parking for the house and the onsite Cattery business.

The successful Cattery has four main runs with 62 cat suites of various sizes (ideal for cats who like to share!) plus two isolation units, and some of the units overlook the lake, making this a rather lovely place for your cats to spend their holidays!. There's a timber chalet cattery Reception area, and further details of the business can be requested from our team.

This really is a unique property that really does need to be viewed to appreciate everything it has to offer - so please call the team at our Market Drayton office to arrange your viewing.


LOCATON The property is located just outside the village of Woore on the Audlem Road. Woore is a popular Village on the Shropshire/Cheshire/Staffordshire borders with a Primary School, Village Store with Post Office, Pub, Village Hall, Cricket Club and Tennis Club. Nearby Villages of Audlem and Loggerheads have mini-supermarkets, local shops, pubs and facilities.

The larger towns of Nantwich, Market Drayton and Newcastle-under-Lyme offer you a greater mix of shops, cafes, schools and facilities.M6 J15 & 16 are approximately 25 minutes' drive, with the closest mainline railway station being Crewe


ACCOMMODATION

THE FARM HOUSE

CONSERVATORY 11' 1" x 14' 0 max" (3.38m x 4.27m)

KITCHEN 13' 0" x 12' 6" (3.96m x 3.81m)

UTILITY ROOM 7' 1" x 6' 11" (2.16m x 2.11m)

GROUND FLOOR SHOWER ROOM 4' 11" x 6' 11" (1.5m x 2.11m)

SIDE ENTRANCE PORCH

DINING ROOM 12' 6" x 12' 0" (3.81m x 3.66m)

LOUNGE 12' 6" x 12' 1" (3.81m x 3.68m)

FIRST FLOOR LANDING 10' 6" x 2' 10" (3.2m x 0.86m)

PRINCIPAL BEDROOM 12' 7" x 13' 1" (3.84m x 3.99m)

EN SUITE SHOWER ROOM 11' 5" x 7' 0" (3.48m x 2.13m)

BEDROOM TWO 12' 9" x 12' 0 max" (3.89m x 3.66m)

BEDROOM THREE 12' 9" x 12' 2 max" (3.89m x 3.71m)

DETACHED GARAGE/OFFICE

GARAGE 14' 7" x 11' 9" (4.44m x 3.58m)

OFFICE 14' 7" x 10' 6" (4.44m x 3.2m)

OUTBUILDINGS

DONKEY STABLE 23' 1" x 14' 5" (7.04m x 4.39m) A brick built shed with three internal bays, with light and power

DETACHED BRICK BARN This is split into four areas:

STUDIO/GAMES ROOM 22' 5" x 17' 2" (6.83m x 5.23m)

STORE ROOM 22' 5" x 10' 6" (6.83m x 3.2m) This would have potential as further office space, with access to the loft space

WORKSHOP 22' 5" x 28' 4" (6.83m x 8.64m)

CATTERY OPERATIONS SPACE This has three areas:

FOOD PREPARATION & STORAGE 15' 0" x 17' 1" (4.57m x 5.21m)

KITCHEN 12' 10" x 7' 7" (3.91m x 2.31m)

WC 5' 2" x 7' 7" (1.57m x 2.31m)

LAKESIDE CATTERY The main buildings are listed below, plus other sheds and a quarantine area:

TIMBER CHALET RECEPTION 15' 8" x 9' 1" (4.78m x 2.77m)

CAT STUDIO BLOCKS There are four long runs of Cat Studios that each measure approximately 45' 4" x 14' 5". Two overlook the lake and the remaining two are inter-connected and overlook the central lawn. In total, there are 62 suites of different sizes/interconnecting to accommodate 1-6 cats.

TO VIEW THIS PROPERTY By arrangement with the Agents Office at Tower House, Maer Lane, Market Drayton, TF9 3SH
Tel: 01630 653641 or email: marketdrayton@barbers-online.co.uk

DIRECTIONS From Market Drayton take the A53 towards Loggerheads, bearing left at Red Bull on the B5415 London Road towards Knighton and Woore. At the T-junction bear left and follow the road through Knighton and bear left again at the T-junction onto the A51 towards Nantwich and Woore. Just after the Falcon Inn turn left on Audlem Road and the turning to the property is approximately half a mile on your left and can be identified by the Cattery sign.

SERVICES We are advised that the Farm House has solar panels, mains electricity, water and drainage, with air-source central heating. The Barn, Garage, Office and Cattery units all have light and power.

Barbers have not tested any apparatus, equipment, fittings etc or services to this property, so cannot confirm that they are in working order or fit for purpose. A buyer is recommended to obtain confirmation from their Surveyor or Solicitor. For broadband and mobile supply and coverage buyers are advised to visit the Ofcom mobile and broadband checker website. https://checker.ofcom.org.uk/

LOCAL AUTHORITY Shropshire Council, Shirehall, Shrewsbury, SY2 6ND. Tel: 0345 678 9002

COUNCIL TAX BAND - E For the Farm House

ENERGY RATING - TBC The full Energy Performance Certificate (EPC) is available for you to download by clicking the link on this listing or by using the postcode to search at: www.gov.uk/find-energy-certificate

TENURE We are advised that the property is Freehold and this will be confirmed by the Vendors Solicitor during the Pre- Contract Enquiries. Vacant possession upon completion.

METHOD OF SALE For Sale by Private Treaty.

IMPORTANT INFORMATION FLOOR PLAN: This floor plan is not to scale - please use it as a guideline to layout only. The measurements, contents and positioning are approximations only and provided as a guidance tool and not an exact replication of the property.

AML REGULATIONS: We are required by law to conduct Anti-Money Laundering checks on all those buying a property. The initial checks are carried out on our behalf by MoveButler who will contact you once you have had an offer accepted on a property. The cost of these checks is £30 (incl. VAT) per buyer, which covers the cost of obtaining relevant data and any manual checks and monitoring which might be required. This fee will need to be paid by you, directly to MoveButler, ahead of us issuing a memorandum of sale, and is non-refundable.


BARBERS COPYRIGHT: Unless we agree otherwise with you in writing, we hold the copyright on all photographic and video marketing material used to market this property. These should not be reproduced by any third party without our express consent. Furthermore, we reserve the right to use these for marketing initiatives to promote the property or the Company. We may use various options for marketing including all social media and mailing campaigns, all designed to help with the sale/rental of your property.


PROPERTY INFORMATION: We believe this information to be accurate, but it cannot be guaranteed. The fixtures, fittings, appliances and mains services have not been tested. If there is any point which is of particular importance, please obtain professional confirmation. All measurements quoted are approximate. These particulars do not constitute a contract or part of a contract.


PROPERTY VALUATION SERVICE: If you're looking to sell your property, our highly experienced Valuers can give you a No Obligation, Free-of-Charge Sales Valuation on your property. During this appointment we will discuss sold prices of similar properties, comparable properties currently on the market and the property market conditions - helping us to make a marketing plan to suit your needs. Call us on 01630 653641 to arrange an appointment.


RESIDENTIAL LETTING SERVICE
Barbers are a long-established firm in the field of Residential Lettings and Property Management. Our Award-Winning team have a wealth of experience and knowledge, and we have a dedicated Property Management team responsible for managing over 800 properties in the local area. If you are interested in buying this or any other property as an investment, please contact us for more information on the services we can offer.

INDEPENDENT MORTGAGE ADVICE: To be sure that you have the most up-to-date information on suitable Mortgages available to you, we can arrange for you to meet with our Independent Mortgage Advisor from the Mortgage Advice Bureau. Please call our Market Drayton office for an appointment.


FISHING LAKE The Lake was created in 2008/9. PLANNING PERMISSION NO: 08/00172/fu
DEFRA Registered Fishery (Registration No. EW057/H/909F).



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