A rarely available rural country retreat, compromising of a four bedroom detached family home, two former poultry buildings and pastureland. In all about 25.86 acres (10.47 ha). The property offers great flexibility and would appeal to a wide range of potential purchasers.

Ground floor
• Thorny Farm is well presented throughout, with the original barn being built in the 1800’s and later converted to create flexible living accommodation.
• Bespoke Grand Union designed kitchen with a range of units, and granite work surfaces.
• In the kitchen/dining room there is ample space for a large dining table.
• In the oldest part of the property, the Old Barn, there is vaulted ceilings with exposed roof trusses and stonework.
• With the fourth bedroom on a mezzanine level, a shower room off the Old Barn hallway and doors to the front terrace, this area lends itself as guest or separate accommodation.
• The modern and contemporary end of the house is an extension that was added in 2017, these rooms have large French doors throughout along with a feature lantern roof which provides plenty of natural light.
• Other rooms to note are, a large entrance hall, rear accessed plant room/ boot room and a downstairs w/c.

First floor
• There are four bedrooms in total accessed via two staircases offering great flexibility.
• Three bedrooms are accessed via the main staircase of the entrance hall and compromise of a large principal bedroom with en-suite, two further bedrooms and a family bathroom.
• The fourth bedroom is accessed via a separate staircase form the ‘The Old Barn’.

Gardens and grounds
• Private and secluded rural location
• Access to Thorny Farm is via secure electric gates, upon entering, the gravelled driveway wraps around the gardens and leads around to the property.
• Well maintained gardens with plenty of areas to entertain, relax and enjoy your surroundings.
• Property and gardens all south facing.
• The property has potential to add a car port or garage subject to planning permission (Previous planning has been approved).
• The property has CCTV surrounding the property and is both hardwired and remotely accessed.

The Land
• The property extends to nearly 26 acres in total including gardens, driveway and a field of permanent pasture.
• The land has a slight gradient but in general is fairly level.
• Two former poultry buildings which extend to a combined total of approximately 10,000 sq. ft.
• There is an attractive spinney in the centre of the land.

Situation
Thorny Farm is situated between Canons Ashby and the peaceful village of Adstone, lying approximately 11 miles to the northeast of Banbury in rolling Northamptonshire countryside. Towcester is the closest market town to the east and has an extensive range of shops and facilities. Nearby Blakesley offers a village shop, primary school and public house. Despite its wonderful rural location, the house is well located for communications, being within easy reach of the M40 (J11) or M1 (J16).
An outstanding range of schools are available including Winchester House, Beachborough and a number of private secondary schools including Stowe, Bloxham and Tudor Hall. Sporting facilities include golf at Whittlebury, Silverstone and Chacombe, hunting with the Grafton, Bicester and Pytchley, motor racing at Silverstone and Premiership rugby at Northampton.
The historic National Trust Canons Ashby House is only a short distance away and is a great day out.

Fixtures and Fittings
The sale will include all light fittings, curtains and carpets and some of the furniture is available by separate negotiation. Further details on request.

Services
Mains electricity is connected. Heating is via oil. Drainage is via a private sceptic tank.
None of the services or appliances, heating installations, plumbing or electrical systems have been tested by the selling agents.
We understand that the current broadband download speed at the property is around 151 Mbps, however please note that results will vary depending on the time a speed test is carried out. The current broadband provider is Gigaclear which is hard wired into the house. The estimated fastest download speed currently achievable for the property postcode area is around 1000 Mbps (data taken from checker.ofcom.org.uk on 02/09/2024). Actual service availability at the property or speeds received may be different.
We understand that the property has limited signal as per Ofcom checker but the vendor has confirmed they receive good mobile coverage using Three supplier (data taken from checker.ofcom.org.uk on 02/09/2024). 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
West Northamptonshire Council
Council Tax Band: E

Public Rights of Way, Wayleaves and Easements
Please note, a footpath crosses the land from a stile by the first poultry shed to the edge of spinney, crossing the field to the stile leading to Adstone.
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 – NN11 3SD
What 3 words ///Pulps.lengthen.elder