Situation
Rectory Barn is located in the heart of the village of Sutton on the Hill, an attractive rural village located approximately 9 miles to the west of Derby. The village offers a welcoming community with an active church and cricket club. An annual fete is also held each year. Nearby Etwall, which is famous for its annual Well Dressing Festival, offers a comprehensive range of local facilities including post office, pharmacy and convenience stores. In addition, Etwall benefits from a library, children’s centre and leisure centre, offering a wide range of sports facilities. There is a range of excellent schooling in the area including the well-regarded John Port Spencer Academy in Etwall and Queen Elizabeth’s Grammar School in Ashbourne (QEGS). Independent schooling is available at Repton, Derby High, Abbotsholme and Denstone College. The area offers many recreational opportunities, including walking, cycling, horse-riding and water sports at Carsington Water. Ashbourne, known as the ‘Gateway to the Peak District National Park’ is just 12 miles away. Despite its rural location, the village benefits from easy access to the A50 and A38 connecting to major road networks. Rail services to London are available at East Midlands Parkway and Derby stations.

Description
Rectory Barn is an impressive barn conversion sitting within a small development with two further barns. Rectory Barn has been finished to the highest of standards throughout to offer spacious accommodation which effortlessly blends traditional features with contemporary fittings. Extending to circa 1,924 sq.ft (GIA), the property has underfloor heating throughout via an oil fired system.

Accommodation
The entrance opens into an impressive, open plan kitchen/dining area with porcelain stone effect floor tiles. The living kitchen features navy shaker style cabinetry set below quartz worktops and a breakfast bar. Integrated appliances include a fridge freezer, dishwasher and electric oven. The flooring continues through to the large utility/boot room, located off the kitchen, which will have provisions for appliances and a Belfast sink. A doorway off the kitchen leads through to the sitting room, passing the guest cloak room/plant room. Generous in size and particularly attractive with its large floor to ceiling windows, character features and a French door leading out to the rear garden. The kitchen and sitting room provide an immense open plan space, both having vaulted ceilings, exposing character timbers and there are full height windows overlooking the front, bringing in plenty of natural light.
From the sitting room is a central hallway, with access to a useful, fully isolated loft area, with window, light and power, together with doors leading off to three bedrooms, one being the master with en suite and with impressive vaulted ceilings and French doors opening into the courtyard. The remaining two bedrooms are serviced by the contemporary family bathroom, with four piece suite to include a walk-in shower.

Outside
To the the front of the property there is a gravelled drive providing ample hardstanding. An Indian stone patio area runs along the rear of the property and continues round to the side, where there is a dwarf brick wall with steps up to a raised lawn area and patio terrace, ideal for outdoor dining, with lovely views over the surrounding countryside and towards the village cricket ground.

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. The property has hard flooring throughout.

Services
Mains electricity, water and drainage are connected to the property. Underfloor heating is via an oiled fired system. None of the services, appliances, heating installations, plumbing or electrical systems have been tested by the selling agents.
The estimated fastest download speed currently achievable for the property postcode area is around 1000 Mbps (data taken from checker.ofcom.org.uk on 07/09/2023). Actual service availability at the property or speeds received may be different.
None of the services, appliances, heating installations, broadband, plumbing or electrical systems have been tested by the selling agents.

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

Local Authority
South Derbyshire District Council.
Council Tax Band: Yet to be banded.

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.

Note
The property is accessed via a shared drive, which is jointly owned by the three barn conversions and the maintenance split three ways on an ad hoc basis. Further details available upon request.

Guarantee/warranty
The property is sold with the benefit of an architect’s certificate. Further details available upon request.

Viewings
Strictly by appointment through Fisher German LLP.

Directions
Postcode – DE6 5JA
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From the A50 follow the A516 towards Derby. After approximately 1 mile turn left onto Ash Lane signposted towards Sutton on the Hill. After approximately 1.5 miles fork left towards the centre of the village. The driveway to Rectory Barn is located on the right hand side