Cumberland Lane, Whixall, SY13

Holly Farm is an exceptional detached family home with an adjoining annexe, extensive outbuildings, set in approximately 2.9 acres of gardens and land. It offers an excellent opportunity for those seeking a versatile rural property with a wide range of potential uses.

The main home features an entrance porch, a generous lounge with a feature burner and air conditioning unit, plus a spacious dining room that flows openly into the breakfast kitchen. From here, a door leads to the side porch and the annex, comprising of a bedroom/gym, home office/study and shower room, providing excellent flexibility for multi-generational living, guest accommodation or home working. Upstairs, the property provides four well-proportioned bedrooms and a sizeable family bathroom.

Externally, Holly Farm is approached via a long driveway that leads to extensive off road parking. The grounds include a substantial range of outbuildings arranged around concrete yard areas, comprising six former livestock buildings, an open bay shed, a former hay barn and a large machinery shed. Surrounding the home are private lawned gardens, a patio area, and additional land extending beyond the house.

Further enhancing the property's appeal are 18 solar panels with a 4.5kWh battery storage system, air conditioning to the lounge and principal bedroom, and an EPC rating of C, offering a practical blend of modern comforts and energy-conscious features.

LOCATION
Nestled in the peaceful North Shropshire countryside, Whixall is celebrated for its open landscapes, low population density and rural charm. For everyday amenities, the bustling market towns of Whitchurch and Wem provide supermarkets, healthcare, boutique shops, restaurants, and cafes. On the educational front, families benefit from excellent local schooling, namely, Whixall CofE Primary with Secondary education available in nearby Wem, including the respected Thomas Adams School. Whixall remains well connected, rail links from Whitchurch and Wem provide direct access to Shrewsbury, Crewe, and the wider national rail network. Road connections give convenient access to the A41 and A49 for commuting to larger centres including Shrewsbury and Chester.

ENTRANCE PORCH
Double glazed door and windows, inner door through to the open plan dining room.

LOUNGE
A large formal lounge with double glazed bay windows to both front and rear, double glazed sliding patio door to rear patio and garden, feature cast iron burner which can run the central heating and hot water, set on a brick hearth, radiator and an air conditioning unit.

DINING ROOM
Open plan through to the breakfast kitchen having a double glazed bay window to front, two radiators, staircase to the first floor landing having a useful cupboard beneath.

BREAKFAST KITCHEN
Fitted with a modern range of wall, base and drawer units, electric oven, gas hob, extractor, plumbing point for a washing machine and dishwasher, space for a tumble dryer, tiled splashbacks, two radiators, three double glazed windows, door to side porch leading to the annex and outside.

ANNEX
Located off the side porch.

BEDROOM/GYM
Double glazed window, radiator, door to the office.

OFFICE
Double glazed window, radiator, door to the shower room.

SHOWER ROOM
Shower cubicle with an electric shower, WC and wash hand basin, part tiled walls, radiator, double glazed window.
FIRST FLOOR

BEDROOM 1
Large double bedroom with double glazed window and secondary glazed units to both side and rear, fitted wardrobes with mirrored fronted sliding doors, radiator and air conditioning.

BEDROOM 2
Double glazed window, radiator, airing cupboard housing the hot water cylinder and providing access to the loft space.

BEDROOM 3
Double glazed window, radiator.

BEDROOM 4
Double glazed window, radiator.

BATHROOM
Double ended panel bath, shower cubicle with an electric shower, WC and wash hand basin, part tiled walls, two radiators, two double glazed windows.

OUTSIDE
The property is approached via a long driveway which leads to extensive off road parking and turning space.

GARDEN
There are lawned gardens to the rear of the property, plus a patio area, greenhouse and a well to the front of the property.

OUTBUILDINGS
Comprising six former livestock buildings, an open bay shed, a former hay barn and a large machinery shed.

LAND
In all extending to approximately 2.9 acres. There is land to the rear accessed via the former hay barn which offers the potential for keeping a variety of livestock.

SERVICES
Mains water, electric, oil central heating and private drainage.

COUNCIL TAX
D

EPC
C

SOLAR PANELS
18 Solar panels with 4.5kWh battery fitted.

DIRECTIONS
Sat Nav SY13 2NJ
What3words ///regrowth.cackling.hydrant

APPROXIMATE DISTANCES
Whitchurch - 4.5 miles
Liverpool Airport - 46.6 miles
Manchester Airport - 50.4 miles

AML REGULATIONS
In line with UK anti money laundering legislation, we are legally required to carry out checks on all purchasers. While the Rostons Group remains responsible for ensuring these checks and any ongoing monitoring are completed correctly, the initial anti money laundering checks are carried out on our behalf by Movebutler. Once you have had an offer accepted on a property you wish to buy, you will receive an email from Movebutler containing a secure link to complete the required checks. The cost of these checks is £30 (incl. VAT) per buyer. This fee covers the cost of obtaining the necessary data, along with any manual checks or monitoring that may be required. Payment is made directly to Movebutler and must be completed before we can issue a memorandum of sale. Please note that this fee is non refundable.

VIEWINGS
Please contact Rostons Village & Country Homes on . All viewings must be made in advance.

PUBLIC RIGHTS OF WAY, WAYLEAVES & EASEMENTS
The property is sold subject to all rights of way, wayleaves and easements whether or not they are defined in this brochure.

SALE PLAN & PARTICULARS
The sale plan is based on the Ordnance Survey sheet. Prospective purchasers should check the contract documents. The purchasers shall raise no objection or query in respect of any variation between the physical boundaries and the Ordnance Survey sheet plan. The plans are strictly for identification purposes only.

DISCLAIMER
Rostons Ltd for themselves and the vendors of the property, give notice that these particulars, do not constitute any part of an offer or contract, that all statements contained in these particulars as to the property are made without responsibility and are not to be relied upon as statements or representations of fact and that they do not make or give any representation or warranty what so ever in relation to this property. An intending purchaser must satisfy themselves by inspection or otherwise as to the correctness of each of the statements contained within these particulars. The Agent has not tested any apparatus, equipment, fixture, fittings or services and cannot verify that they are in working order or fit for their purpose. The buyer is advised to obtain verification from their Solicitor or Surveyor.