The Germonds, Watery Lane, Welsh St Donats, CF71

An outstanding, thoughtfully converted barn close to the village of Welsh St Donats and set in approx 3.4 acres of gardens and paddock. Enjoying quite amazing southerly views over own paddock and farmland, the extensive accommodation offers a great deal of flexibility in its configuration and includes: living room with wood burner, sun room opening to paved patio with garden beyond, third sitting room/study, kitchen/dining hall. Two double bedrooms to the ground floor (one en suite). Also ground floor utility room, cloakroom/WC and boot room. To the first floor: four double bedrooms and bathroom, the largest bedroom en suite shower room. Extensive surrounding gardens including ample off-road parking and timber framed car port covered parking. South facing lawned garden and patio areas opening to own paddock from which to enjoy the same aspect.

SITUATION

The Village of Welsh St. Donats is positioned within gently rolling countryside and includes St. Dunwyd's Church parts of which date back to the 15th century and a Village Hall, with regular community social events. Convenient to the Vale of Glamorgan Country Club. To the east of the Village, Hensol Forest, provides the facility for very pleasant walks and horse riding. The neighbouring Village of Pendoylan includes a public house / restaurant and a well regarded Primary School. The nearby Historic Market Town of Cowbridge has a range of quality individual shops and services including Health Centre, Leisure Centre, various sporting clubs, Public Library and Old Hall Community Centre. There are also local Primary schooling at Pendoylan and Secondary Schools well regarded in Cowbridge. Access both east and west is via the A48 which by-passes the Town. The City of Cardiff, which has the usual amenities of a Capital City, lies some 13 miles to the east with a main line rail connection to London in around two hours. The M4 motorway lies to the north of Cowbridge and junctions 33, 34 and 35 service The Vale . There are several golf courses within the area and the Heritage Coast with its cliff top walks and mixture of sandy and stony beaches lies to the south and west.

ABOUT THE PROPERTY

Originally part of 'Germonds Farm' to the south-west of Welsh St Donats village, Kwisha is within easy reach of the hamlet of Aberthin and Cowbridge beyond. The barn and stables were very thoughtfully converted 15 to 20 years ago and now provides extensive accommodation of over 3200sq.ft with the ability to offer considerable scope and adaptability in terms of its configuration - ideal for families and multi-generational living. From its driveway frontage, entrance to the property is via a deep porch through to an entrance hallway. This generous hallway includes ample space for seating and gives access to a boot room/cloaks cupboard with WC beyond; a freestanding Hwam wood burner provides an additional source of heat. Flagstone paving extends to the kitchen/dining hall which is naturally lit by a two storey high floor-to-ceiling window to the western elevation. A luxurious country style kitchen features a comprehensive range of units with granite work surfaces and matching central island; Stoves range cooker and fully integrated dishwasher both to remain. There is ample space for a tall fridge freezer and also for a large family dining table. The kitchen/dining hall is to the very heart of the house and from which an open square arch links to a light-filled sun room positioned to the southerly side of the property. Clear glazed roof lights provide over head illumination while broad, glazed doors look out over, and lead to, the gardens. This day room, in turn, links through to a lounge which has, as a focal feature, a deep fireplace with wood burning stove within. Beyond this second reception room is a third highly adaptable space currently used as a home study with potential to be used as an additional bedroom/gym/playroom, with patio doors leading to a flagstone patio. To one side of the kitchen an inner hallway leads to a utility area with space and plumbing for washing machine and additional storage; and continues to an en suite bedroom and to a larger ground floor bedroom currently used as a home gym. These ground floor bedrooms have considerable potential to be used as independent / self contained living quarters.To the first floor there are four double bedrooms and a luxurious family bathroom with bath and separate shower. All four bedrooms include fitted wardrobes/storage. The largest, principal bedroom has its own en suite bathroom with shower over bath. The three other bedrooms (two very good doubles) share use of the family bathroom.

GARDENS AND GROUNDS

Kwisha is set to the centre of a wonderfully proportionate plot of about 0.4 of an acre with additional paddock of close to 3 acres included. The property is approached via a private farm lane onto a generous forecourt with plenty of room for a number of vehicles to be parked. Two double carports flank the parking area with one of these being partly enclosed for use as a workshop. Gardens surround the property with the largest tranche of garden to its southern side. This neat, sheltered area is accessed from the garden room and also from the third reception room/home office. This south facing lawned garden enjoys a wide vista, looking onto own paddock beyond and with far reaching views in a southerly direction. To the western side of the property and overlooked by the two storey high floor to roof glazed window is a sizeable ornamental pond replete with plentiful gold fish. Beyond the garden is a paddock that is included within the sale of the property. The gardens/plot approach 0.4 of an acre while the adjoining paddock is about 2.95 acres.

ADDITIONAL INFORMATION

Freehold. Mains electric and water connect to the property. Septic tank drainage. LPG heating (underfloor heating throughout the property to both ground and first floor). Council Tax: Band I.

PROCEEDS OF CRIME ACT 2002

Watts & Morgan LLP are obliged to report any knowledge or reasonable suspicion of money laundering to NCA (National Crime Agency) and should such a report prove necessary may be precluded from conducting any further work without consent from NCA.