Handsome Grade II listed farmhouse in need of modernisation and improvement and situated in a wonderful rural location with open countryside views and gardens, grounds and paddock extending to approximately 2.03 acres.

Ground floor
• Reception hall with cloakroom and separate utility room
• Triple aspect drawing room and family room with quarry tiled floor and both with wood burning stoves
• Dining room and separate breakfast room with feature fireplace and adjoining dual aspect kitchen

First floor
• Principal bedroom with feature fireplace
• 5 further double bedrooms
• Family bathroom and fully tiled family shower room

Outside
• Gardens and grounds extending to approximately 2.03 acres to include a paddock extending to about 0.75 acres
• Attractive detached cart shed with feature circular columns, adjacent store and external steps to mezzanine
• Garage and hay store
• Stabling comprising 3 loose boxes with hardstanding water and power

Situation
Rectory Farmhouse is situated in the hamlet of Grafton Flyford, which offers rural living yet is conveniently located for road and rail access. The hamlet has a church, an active village hall with local events and Grafton Wood Nature Reserve. Local facilities are available in the nearby villages of Upton Snodsbury and Flyford Flavell.

The attractive Georgian market town of Pershore offers various everyday amenities, including various independent shops, a health centre, a cottage hospital, a public library, a community arts centre, public houses and restaurants. Recreational facilities include cricket, football and rugby clubs, a leisure centre with a swimming pool, the historic Abbey and surrounding park, and the River Avon. In Pershore, there is also educational provision from nursery/pre-school through to high school, and a Sixth Form College is available at Pershore High School. In Worcester and Malvern, there are several highly regarded private schools, and Bowbrook House School is in the nearby village of Peopleton.

Broader shopping and services can be found in Worcester, which also offers county cricket in the setting of Worcester Cathedral, horse racing on the banks of the River Severn. There is international cricket at Edgbaston and national hunt racing at Cheltenham and Stratford-upon-Avon.

Fixtures and Fittings
All fixtures, fittings and furniture such as curtains, light fittings, garden ornaments and statuary are excluded from the sale. Some may be available by separate negotiation.

Services
Mains water and electricity. Private drainage. Oil fired central heating. None of the services or appliances, heating installations, plumbing or electrical systems have been tested by the selling agents.

If the private drainage system requires updating/replacement, it is assumed that prior to offers being made, associated costs have been considered and are the responsibility of the purchaser. Interested parties are advised to make their own investigations, no further information will be provided by the selling agents.

We understand that the current broadband download speed at the property is around 35 Mbps, however please note that results will vary depending on the time a speed test is carried out. The estimated fastest download speed currently achievable for the property postcode area is around 1000 Mbps] (data taken from checker.ofcom.org.uk on 28/06/2024). Actual service availability at the property or speeds received may be different.

We understand that the property is likely to have current mobile coverage (data taken from checker.ofcom.org.uk on 28/06/2024). Please note that actual services available may be different depending on the particular circumstances, precise location and network outages.

Tenure
The property is to be sold freehold with vacant possession.

Local Authority
Wychavon District Council

Council Tax Band G

Public Rights of Way, Wayleaves and Easements
The property is sold subject to all rights of way, wayleaves and easements whether or not they are defined in this brochure.

Plans and Boundaries
The plans within these particulars are based on Ordnance Survey data and provided for reference only. They are believed to be correct but accuracy is not guaranteed. The purchaser shall be deemed to have full knowledge of all boundaries and the extent of ownership. Neither the vendor nor the vendor’s agents will be responsible for defining the boundaries or the ownership thereof.

Viewings
Strictly by appointment through Fisher German LLP.

Directions
Postcode – WR7 4PG

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