Guide price

Bedrooms: 3
Burford 3 miles / Lechlade 7 miles / Witney 8 miles / Oxford 19 miles / Cheltenham 25 miles (All distances are approximate)

DESCRIPTION The property has been extensively refurbished over recent years to an excellent standard throughout. It comprise entrance hall, cloakroom, re fitted kitchen/dining room which is very much now the heart of the house with its lovely 'Aga' in the centre, sitting room with wood burning stove, hallway with replacement oak staircase, landing, two first floor double bedrooms, re fitted bathroom and a second floor bedroom. Externally it offers a pretty rear garden which has been landscaped very cleverly, gated off road driveway parking, storage cupboard and utility room which also houses the replacement oil fired boiler. The property boasts fantastic views out across the village and beyond from its elevated position.

SITUATION Rood Cottage is located within the beautiful and unspoilt Cotswold village of Shilton with a pretty ford at its centre, The Rose & Crown which is an excellent public house at its heart and an extensive network of footpaths and bridleways. Within easy reach are a range of renowned amenities, restaurants and public houses including The Bell Inn at Langford, The Five Alls at Filkins, Thyme Hotel at Southrop, The Feathered Nest at Nether Westcote and Daylesford Farm Shop to name but a few.

The Cotswold town of Burford provides a range of shopping facilities, catering for most everyday requirements, with primary and secondary schools, several public houses, restaurants, Burford Garden Centre and the Cotswold Wildlife Centre. For further amenities, Witney (8 miles) provides an extensive range of facilities including a cinema, M&S and Waitrose supermarket. In addition, Oxford, Cirencester and Cheltenham are all within easy reach providing the main shopping and cultural centres for the area. Access to London is via the A40 and M40 and there is a mainline railway station to Paddington at Charlbury (approximately 11 miles).

DIRECTIONS From Burford proceed up the High Street towards the A40. At the roundabout take the 2nd exit towards Oxford and immediately right towards Burford Garden Centre. Proceed for a distance and take the right hand turn into Shilton village. Continue into the centre of the village and turn left at the ford. The front of Rood Cottage will be seen in an elevated position on the right accessed via a footpath. Follow the road round passing the Church on your left and the village hall on your right. The rear double gated entrance to Rood Cottage will be found after a short distance on the right. A foot path immediately after the village hall leads round to the front door.

SERVICES Mains electricity, drainage and water. Oil fired central heating.

LOCAL AUTHORITY West Oxfordshire District Council - Council Tax Band: F

FIXTURES & FITTINGS Certain items may be available by separate negotiation with Penny & Sinclair.

VIEWING ARRANGEMENTS Strictly by appointment with Penny & Sinclair. Prior to making an appointment to view, Penny & Sinclair strongly recommend that you discuss any particular points which are likely to affect your interest in the property with a member of staff who has seen the property, in order that you do not make a wasted journey.

IMPORTANT NOTICE Penny & Sinclair, their clients and any joint agent gives notice to anyone reading these particulars that:

i) the particulars do not constitute part of an offer or contract; ii) all descriptions, dimensions, references to the condition and necessary permissions for use and occupation, and other details are given without responsibility and any intending purchasers should not rely on them as statement or representations of fact. Iii) the text, photographs and plans are guidelines only and are not necessarily comprehensive. Any reference to alterations to, or use of, any part of the property does not mean that all necessary planning, building regulations or other consents have been obtained and Penny & Sinclair have not tested any services, equipment or facilities. A buyer or lessee must satisfy themselves by inspection or otherwise. Iv) the descriptions provided therein represent the opinion of the author and whilst given in good faith should not be construed as statements of fact; v) nothing in the particulars shall be deemed a statement that the property is in good condition or otherwise, nor that any services or facilities are in good working order; vi) no person in the employment of Penny & Sinclair has any authority to make or give any representation or warranty whatsoever in relation to this property. Vii) all measurements are approximate.

Marketed by 01993 220555

Penny & Sinclair - Burford

97 High Street, Burford, Oxfordshire

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