Lower Rock Farm

LOCATION
The property is conveniently located about four miles south west of the popular town of Tarporley, which offers an extensive range of shopping and facilities including highly regarded schools, public houses, a hospital and golf courses. It is situated just below Beeston Castle in some of Cheshire's most attractive countryside and enjoys far-reaching, rural views.

Distances in approximate miles:
Beeston 1m | Tarporley 4m | Tattenhall 4m | Chester 12m | Crewe Station 17m | Manchester 39m | Liverpool 53m

DESCRIPTION
Offering spacious accommodation, Lower Rock Farmhouse has been tastefully renovated to provide an exemplary family lifestyle property.

Accessed via private gated entrance, the property opens into a large entrance hall with feature chandelier, beams and decorative tile flooring. To the right, the bespoke farmhouse kitchen provides ample amenities including oil fuel AGA, double dishwasher, Belfast sink and large breakfast island. This impressive room boast exposed beams and sympathetic light fittings, creating a wonderful heart of the home. A useful utility leads from the kitchen with the added bonus of downstairs WC.

Across the entrance hall opens to a half panelled formal living room with built in bar area, lending itself to a games and entertaining suite, with direct access to the wraparound patio. Five further living rooms provide fantastic floorspace in the form of a drawing room, snug, sitting room, garden room and study. All rooms enjoying restored features, most with Clearview log burning stoves.

The central staircase, one of two, leads to the first floor, with an extensive principal bedroom and luxury ensuite, complete with freestanding bathtub and walk-in shower. A further four double bedrooms, two with additional ensuites, and a family bathroom complete the accommodation.

GARDEN & GROUNDS
Surrounded by extensive manicured level lawns and well stocked herbaceous borders, Lower Rock Farmhouse is favorably positioned with gardens and patio areas to three of the four elevations. The garden room enjoys Castle views with a wide stone terrace abutting the house. Leading from the formal lawns, a gated entrance follows to a lovely fruit tree orchard bordered by mature hedgerow. Beyond the driveway, a charming estate-fenced duck pool, sits in full view of the farmhouse and panoramic views beyond. A further pool is located fenced within the pasture, and features a timber pod, providing an idyllic retreat.

THE EQUESTRIAN FACILITIES
Located a short walk across the driveway, Lower Rock's extensive equestrian facilities begin with a timber American style barn, housing ten exceptional Monarch stables, complete with rubber floors and individual water feed. The stables are complemented by two wash bays with hot shower facilities and wiring for a solarium, if required. There is also a well equipped kitchen, WC, secure tack room and barn doors at either end for access.
A post and rail fenced 60 x 20m all-weather menage provides an excellent facility for the professional or amateur rider. Adjacent to the stable yard is a large traditional barn providing multipurpose storage with additional WC, utility room, and further mezzanine store. There is a large area for storage of feed, bedding and machinery.

To the opposite side of the grounds, an additional timber structure houses two stables, feed store and small field shelter, is located in a secure paddock. Overall, the grazing is well maintained with newly erected fencing and water to most paddocks. The majority of the acreage is accessible via the tarmacdum or the hard core central spine road ideal for the winter months.

DIRECTIONS
Heading south on the A49 from Tarporley to Whitchurch, turn right at Bunbury, signed to Beeston and Beeston Castle. Continue on this road for approximately 1 mile and at the end of the road turn left signed to Beeston Castle and then take the next right signed to Burwardsley and Tattenhall. Follow this road for 0.8 mile and Lower Rock Farm will be found on the right.

The house is within daily reach of Manchester, Liverpool and Crewe mainline train station offering a regular service to London Euston (from 1 hour and 34 minutes). The Cathedral City of Chester, a Heritage City with Roman and Tudor origins, has a great array of shops, notable schools including Kings & Queens School, an expanding university and sporting facilities.

Postcode:- CW6 9UA.

What three words:- houseboat.colonies.frost

SERVICES
Mains water and electricity, oil fired central heating, private drainage, CCTV (tenant to secure contract with chosen prover)
Stable yard: Mains water, electricity – separately metered, shared private tank with house
Local Authority: Cheshire West and Chester Council
Council Tax Band: G
EPC: E

AGENTS NOTE:
- A self-contained Holiday Rental Business is operated adjacent to the property, kept privately from the farmhouse and accessed via a separate driveway.
- There is a public footpath running through the property.
- The sporting rights have been retained by Lord Tollemache’s estate.

TERMS AND CONDITIONS
Agreement - initial 12-month fixed term Assured Shorthold Tenancy agreement (residential property) – the landlord would prefer a long-term tenancy.
A separate tenancy agreement will be required for the equestrian facilities depending on the tenant's use of the premises. To be discussed with the agent on application.

Rent - to be paid monthly in advance.

Deposit – Residential AST agreement will be equal to six weeks rent, payable upon the signing of the agreement
Deposit for the stable yard to be agreed on application.

Holding Deposit - equal to one week’s rent will be requested to remove the property from the market on agreeing terms between parties to place the property ‘Under Offer’ and will therefore be held for the applicant. This holding deposit will act towards the first month’s rent on occupying the property.