Neen Sollars, Kidderminster

A substantial detached farmhouse with double garage, paddock and potential to extend, surrounded by open countryside.

New Wood Farm House is a substantial detached farmhouse constructed in the 1970s, offering around 2,416 sq ft of versatile living space. Set in approximately 1 acre of gardens and paddock, it enjoys a peaceful rural position between Neen Sollars and Milson. The accommodation includes a dual aspect living room with brick fireplace, study, dining kitchen with pantry and adjoining utility, shower room and two useful stores. Four first floor bedrooms are served by a family bathroom. A long driveway leads through the farmyard to ample parking and a large attached double garage. This property presents scope for modernisation or extension.

• Detached farmhouse with generous proportions and scope to modernise or extend

• Well proportioned living spaces, featuring a study, kitchen with pantry and adjoining utility

• Level lawned gardens with orchard trees and a belt of conifers separating the paddock

• Long driveway through the farmyard to a turning area, double garage and additional parking

• Rural setting between Neen Sollars and Milson with good access to Tenbury Wells and Cleobury Mortimer

The kitchen
Acting as the heart of the home, the kitchen provides generous space for family cooking and informal meals. A run of contemporary cabinets and drawers is topped with a practical worksurface incorporating a one and a half bowl sink and integrated hob. A walk in pantry and additional cupboard offer useful storage. Dual windows enjoy garden views and a door connects to the adjoining utility, creating an efficient flow for household chores.

The living room
With proportions suited to both entertaining and everyday family life, the living room spans the depth of the house and enjoys rural views front and rear. Its focal point is a traditional brick fireplace with raised hearth, ready for a wood burner or open fire. The room flows off the central hallway, while a door at one end allows easy movement between the principal reception rooms.

The study
Situated at the front of the house, the study is ideal for working from home or quiet reading. Its wood flooring is both practical and warm in tone, while two windows frame an outlook across the grounds. A useful storage cupboard is tucked into one corner. Positioned close to the hall and the living areas, the room could equally serve as a snug or formal dining space.

The utility
Accessed directly from the kitchen, the utility provides a hardworking space for laundry and muddy boots. It centres around a classic Belfast sink beneath a rear facing window and has terracotta tiled flooring for durability. The wall mounted boiler is housed here, leaving room for additional appliances. A door opens to the passageway which leads out to both the front and rear of the property. There is also access to the shower room, ensuring easy circulation when coming in from the garden or paddock.

The hallway
The central hallway creates a welcoming first impression and links the principal ground floor rooms. A turned staircase rises to a galleried landing above, giving a sense of space and height. Attractive patterned flooring provides a practical surface underfoot. Doors radiate to the living room, study and kitchen, while a part glazed porch shelters the entrance from the drive.

The primary bedroom
Offering a peaceful retreat, the primary bedroom enjoys an outlook over trees and farmland from two wide windows, its generous proportions allow for various furniture layouts.

The second bedroom
This second bedroom is positioned at the rear of the house and makes an ideal guest or further family bedroom. It benefits from a wall of built in wardrobes with sliding doors, providing ample storage without encroaching on floor space. Two windows enjoy uninterrupted countryside views, and the neutral colour scheme enhances the sense of light.

The third and fourth bedroom
The remaining two bedrooms are both comfortable doubles. Each enjoys a pleasant outlook through wide windows, one overlooking the front garden and the other taking in fields to the rear. Neutral carpeting runs through both rooms and there is plenty of space for freestanding furniture.

The bathroom
The family bathroom combines practicality with a touch of modern style. A P shaped bath with shower over and curved screen sits opposite a sleek pedestal basin and low level WC. Grey tiling and marble effect panelling provide a smart backdrop. A large window draws in the countryside beyond and there is space for additional storage if required.

The garden
Outside, the gardens wrap around the house and are largely laid to lawn, ideal for children’s games or simply enjoying the fresh air. Mature conifer trees sit between the garden and the adjoining paddock. The grounds extend to about 1 acre in total, offering scope for landscaping or keeping small livestock subject to consent.

The driveway and parking
A gravelled driveway approaches the home from the lane through a working farmyard and opens into a generous turning area. Parking is plentiful, both in front of the house and within the attached double garage with up and over door. Beyond the garage, two store rooms provide additional space for tools or hobbies, while the drive also leads to a gate into the paddock.

Agent Note
Access rights to land at the rear are reserved along both north and west borders.

Location
New Wood Farm House is set between the hamlets of Neen Sollars and Milson in rolling North Worcestershire countryside. The surrounding lanes lead to the market towns of Tenbury Wells and Cleobury Mortimer where there is a choice of shops, restaurants, primary schools and leisure facilities. The nearby Wyre Forest towns also provide further amenities and secondary schooling. A network of footpaths and bridleways radiates from the village, encouraging exploration of the local countryside and access to nearby public houses. The county towns of Kidderminster and Ludlow are within comfortable driving distance for rail connections and a wider shopping choice.

Services
The property benefits from mains electricity and water. Drainage is via a shared septic tank. Heating and hot water are provided by a Calor gas fired boiler served by an LPG storage tank.

Broadband Speed: Ultrafast broadband available. Download speeds up to 1800 Mbps and upload speeds up to 220 Mbps (source: Ofcom checker).

Mobile Coverage: Likely available from O2, EE, Three and Vodafone (source: Ofcom checker).

Flood Risk (Long-term forecast): According to the Environment Agency’s long-term flood risk data, the property is currently at very low risk for river and surface water flooding.

Council tax band D

Reservation Fee - refundable on exchange

A reservation fee, refundable on exchange, is payable prior to the issue of the Memorandum of Sale and after which the property may be marked as Sold Subject to Contract. The fee will be reimbursed upon the successful Exchange of Contracts.

The fee will be retained by Andrew Grant in the event that you the Buyer withdraws from the purchase or does not Exchange within 6 months of the fee being received other than for one or more of the following reasons:

1. Any significant material issues which individually are more than 1% of the agreed purchase price and are highlighted in a survey and were not evident or drawn to the attention of you, the Buyer, prior to the Memorandum of Sale being issued.
2. Serious and material defect in the seller’s legal title.
3. Local search revealing a matter that has a material adverse effect on the market value of the property that was previously undeclared and not in the public domain.
4. The vendor withdrawing the property from sale.

The reservation fee will be 0.5% of the accepted offer price for offers below £800,000 and 1% for offers of £800,000 or over. This fee, unless specified otherwise, is payable upon acceptance by the vendor of an offer from a buyer and completion of an assessment of the buyer’s financial status and ability to proceed.

Should a buyer’s financial position regarding the funding of the property prove to be fundamentally different from that declared by the buyer when the Memorandum of Sale was completed, then the Vendor has the right to withdraw from the sale and/or the reservation fee retained. For example, where the buyer declares themselves as a cash buyer but are in fact relying on an unsecured sale of their property. The reservation fee will not be refunded where there is an inability on the part of the Buyer to raise any required mortgage after the Memorandum of Sale is completed.

Once the reservation fee has been paid, any renegotiation of the price stated in the memorandum of sale for any reason other than those covered in points 1 to 3 above will lead to the reservation fee being retained. A further fee will be levied on any subsequent reduced offer that is accepted by the vendor. This further fee will be subject to the same conditions that prevail for all reservation fees outlined above.

Compliance and Verification Fee

A Compliance and Verification Fee of £85 plus VAT (£102 inc VAT) per individual purchaser or related party requiring anti-money laundering, identity, source and proof of funds or financial verification checks is payable upon acceptance of an offer and receipt of the reservation fee.

This fee represents the cost of compliance administration and verification services undertaken in connection with the proposed purchase including anti-money laundering checks, sanctions screening, source of funds verification, proof of funds checks and associated compliance procedures.

The Compliance and Verification Fee shall be deducted from the reservation fee monies held by Andrew Grant.

No compliance or verification work shall be commenced until the reservation fee has been received in cleared funds.

The Compliance and Verification Fee becomes due immediately upon acceptance of the offer and receipt of the reservation fee and shall become non-refundable once any compliance or verification work has commenced, irrespective of whether the transaction subsequently proceeds to Exchange of Contracts or completion.

Where all or part of the reservation fee is refundable under the reservation fee terms, any Compliance and Verification Fees incurred shall first be deducted from the monies returned.