Standards Farmhouse is a detached traditional two storey, part rendered stone former farmhouse with a new rear extension. The house has been newly renovated and benefits from a newly fitted kitchen, utility and bathrooms. It is located in a quiet rural location just outside the small village of Moccas in the Wye Valley, approximately 12 miles west of Hereford and 9 miles east of Hay-on-Wye. The property has a predominantly south facing aspect with nice views across Moccas Deer Park and towards Woodbury Hill. It adjoins a pasture field to the rear, woodland and a former farmyard.
(All measurements are approximate)
Ground Floor
From the car parking area a paved path leads to the front door. This opens into the Hallway with vinyl oak effect flooring, a radiator, a pendant light with a glass shade, recessed ceiling lights, stairs to the first floor (with cupboard under) and doors leading to:
Living Room (4.36m x 3.55m)
With a south facing sash window (with a fitted curtain pole over), new woodburner set into a fireplace (with a stone surround and slate hearth), a radiator, TV aerial connection, a phone and TV point, 4 double sockets, fitted chandelier type ceiling pendant light and a fitted carpet.
Dining/Sitting Room (4.40m x 3.15m)
With a south facing sash window (with a fitted curtain pole over), a radiator, 3 double sockets, fitted chandelier type ceiling pendant light, a phone point and a fitted carpet.
W.C. (1.94m x 1.85m)
With an east facing window, a wash hand basin, W.C, a radiator, recessed ceiling lights and vinyl oak effect flooring.
Utility Room (3.65 x 2.14m)
With a glazed door to the rear patio, fitted base units with a single stainless steel sink and drainer, washing machine point, large fitted cupboard with slated shelves, an oil fired condensing boiler, a radiator, double sockets, recessed ceiling lights and vinyl oak effect flooring.
Kitchen (4.90m x 4.35m)
With north and east facing windows, glazed double doors to the patio and garden, 2 no. Radiators, 8 no. Double electric points, a fitted kitchen with wall and base units, worktop and tiled surround, a single Frankie stainless steel sink unit with mixer tap and drainer, an integrated Caple dish-washer, oven and ceramic hob (with an extractor hood), recessed ceiling lights, a smoke detector and vinyl oak effect flooring.
From the Hallway the carpeted stairs lead up to a front and rear landings on the
First Floor
The rear landing has doors to:
Bedroom 1 – Master (4.90m x 3.26m)
With east and north facing windows (with a fitted curtain poles over), a radiator, 1 no. Television point, and 3 no. Double electric points, 2 no. Wall lights, a fitted carpet, a fitted built in wardrobe (with rail and shelf) and a door to:
Ensuite Bathroom (2.53m x 1.19m)
With an east facing window, a walk in freestanding shower unit, W.C, wash hand basin with heated mirror over, shaving light, wall mounted heated towel rail, recessed ceiling lights and vinyl oak effect flooring.
Bedroom 2 (3.81m x 2.20m)
With a north facing Velux rooflight and a west facing window (with curtain pole over), a radiator, 4 no. Double electric points, 1 phone point, recessed ceiling lights and a fitted carpet.
Family Bathroom (2.94m x 1.66m)
With an east facing window, a bath with Mira shower over and glazed shower screen, W.C, wash hand basin (with heated mirror over), shaving light, wall mounted heated towel rail, recessed ceiling lights and vinyl oak effect flooring.
The front landing has a south facing sash window (with curtain pole over), a radiator, recessed ceiling lights, loft access hatch, a smoke detector, a fitted carpet and doors to:
Bedroom 3 - (4.53m x 3.30m)
With a south facing sash window (with curtain pole over), a radiator, pendant light with shade, 2 no. Double electric points, a fitted wardrobe (with rail and shelf) and a fitted carpet.
Bedroom 4 - (4.57m x 3.14m)
With a south facing sash window (with curtain pole over), a radiator, a pendant light with shade, 3 no. Double electric points, a fitted wardrobe (with a rail and shelf) and a fitted carpet.
Front:
A small walled garden laid to grass bordered by flower beds with a decorative wrought iron gate leading onto the road and a paved path leading to a smaller wrought iron gate that opens into the car parking area.
Rear:
A paved patio area with a surrounding dwarf brick wall and raised lawn area (with a small rhubarb patch) enclosed by a combination of a hedge, post and rail fencing and a close boarded post and rail fence.
The property has a new timber framed two bay garage (with lockable doors and an electricity supply) with an enclosed and gated gravelled parking area in front of it, with room for at least 3 cars. The parking area is surrounded on two sides by an area planted with a variety of fruit trees and shrubs.
Electricity and water supply - mains
Drainage – private
Telephone – subject to BT regulations
Central Heating and hot water– oil fired
Fibre Broadband – not connected to property but available locally
Whilst the property is to be let unfurnished all fixtures and fittings will remain the property of the Landlord and will be listed on an Inventory that will be included within the Tenancy Agreement.
The Tenant will be responsible for paying all outgoings including the Council Tax (Herefordshire County Council - Band B - £1437.63 (2019-20 - to note this band is extremely low for the area and may be reviewed by Herefordshire Council in due course), electricity, water rates, telephone and for minor internal repairs and decorations.
The property has insulated walls and newly installed double glazed windows throughout. The property has an EPC rating of Band C.
The property will be offered, subject to contract, on an Assured Shorthold Tenancy for a period of between 1 and 3 years. The Tenant will also be required to reimburse the Landlord for half the cost of preparing the Tenancy Agreement (£120 inc VAT).
The rent will be in the region of £1,200 per calendar month payable by standing order.
A deposit of £1,200 will be payable on signing the tenancy agreement and will be returnable at the end of the tenancy provided the terms of the Agreement have been complied with fully.
Prospective tenants will be asked to provide information to a reference checking agency as part of their application for the tenancy. To cover the reference agency costs a payment of £41 will be requested from each prospective tenant applying for the property. This will not be refundable if the tenant’s application is unsuccessful.
Moccas Village has a village hall, a charming Grade I listed church and various permissive rights of way around the neighbouring orchards.
Schools; The property is well located for both primary & secondary schools.
Primary; situated at Peterchurch, Madley Hay on Wye, Clifford and Staunton on Wye
Secondary; Fairfield High School at Peterchurch and others in Kingstone and Hereford. Hereford Cathedral School offers private education for boys and girls.
Supermarkets ; Waitrose, Sainsburys, Tesco, Asda, Morrisons etc. In Hereford. Co-Op in Hay-on-Wye.
Sport & Other Recreational Activities ;
Fishing & canoeing on the River Wye and Usk. Pony trekking and walking in the Black Mountains and on Offas Dyke.
Cinemas; Odeon and Courtyard in Hereford and Richard Booth Bookshop Cinema in Hay on Wye.
Theatre; The Courtyard Theatre in Hereford and Theatr Brycheioniog in Brecon.
Restaurants & Pubs; Red Lion in Bredwardine, Yew Tree Inn in Preston on Wye, Food For Thought in Peterchurch and others.
Festivals; Hay Literary Festival (May), Brecon Jazz & Fringe Festival (August), Green Man Festival Crickhowell (August), Brecon Baroque Festival (October).
Garages (with Convenience Stores) ; Locks Garage at Allensmore.
Post Office; Madley & Hay on Wye.
From the east the property can be reached by following the B4352 from Hereford via Clehonger, Madley, Tyberton and Blakemere. Once you pass the crossroads at Moccas (with a war memorial) it is the next property on the right hand side.
From the west the property can be reached by following the B4352 from Hay on Wye through Bredwardine and it is the last house on the left before you reach the crossroads at Moccas.
The postcode for those with Sat Nav is HR2 9LE.