* Freehold
* Four bedroom detached village home
* Private, third of an acre plot
* Beautifully presented throughout
* Meticulously maintained
* Stunning family/dining room with vaulted ceiling
* Converted cellar
* Inglenook fireplace
* Two bathrooms
* Converted garage providing perfect hobby space
* Planning consent for two storey rear extension
*another property sold by Putterills*
"Hobbingfoot" is a delightful and charming four bedroom detached cottage of
deceptively spacious proportions, ideal for downsizers and growing families
alike, whilst enjoying a secluded position tucked away in a slightly elevated
position at the head of a wooded enclave on the edge of this highly regarded
and popular North Hertfordshire Village. "Hobbingfoot" proudly sits towards
the rear of a most generous, fantastic third of an acre plot, offering an
excellent degree of privacy, screened by mature trees and natural boundaries
formed by well maintained Yew hedging. Refurbished and meticulously maintained
by the current owners over a period of 26 years, highlights of the
accommodation include a visually impressive open - plan family/dining room
complete with full height vaulted ceiling with views to the galleried landing
above and a most impressive brick built Inglenook fireplace complete with oak
bessemer, fully tanked cellar providing an ideal retreat/study space, triple
aspect sitting room of excellent proportions, a refitted Howdens
kitchen/breakfast room complete with oak butchers block work surfaces,
integrated appliances and ceramic Butler sink. The garage has been
thoughtfully converted providing an external hobby room/home office or garden
studio. Practical benefits include replacement sealed unit multi - pane double
glazed windows, pressurised hot water system with gas fired central heating
serving Acora column radiators whilst a sweeping stone shingled carriage
driveway provides parking for several vehicles extending to the front, side
and rear of the property.
In full, the accommodation comprises a wide welcoming reception hallway,
downstairs shower room, sitting room, family/dining room, cellar, rear lobby,
kitchen/breakfast room, utility room, first floor galleried landing leading to
four double bedrooms, three of which have built - in bedroom furniture and
wardrobes, refitted en - suite shower room to the master room and a well -
appointed family bathroom complete with a freestanding roll - top bath. Viewing
highly recommended.
**Graveley**
Graveley is a semi - rural village set between Stevenage, Hitchin and Baldock.
The village offers two well regarded Public Houses with Restaurants, a Village
School and a Golf Course. There is easy access to the A1M. The neighbouring
town Stevenage comprises of both New and Old Towns. There are comprehensive
shopping facilities in the New Town, Schools, a Leisure Complex, Theatre and
Arts centre and the mainline station to London's Kings Cross providing fast
and regular trains to Kings Cross in 23mins.
**Specification**
*Re - roofed in 2002 *Replacement sealed unit double glazed windows in 2008 *Consented garage conversion to music room in 2017 *Ground floor refurbishment in 2017 to include redecoration *Recarpeted (John Lewis) *Acova column lacquered raw metal radiators *Solid oak flooring to the sitting room *Replacement Mira shower tray and surround in the shower room *Remodelled hallway *Luxaflex Duette blinds in the sitting room and family/dining room *Roller blinds in the kitchen and utility room *Refitted Howdens kitchen and utility room with solid oak butchers block counter tops and ceramic butler sinks *Replacement floor tiling and underfloor heating to the kitchen *Integrated AEG hob, oven, dishwasher, fridge and extractor fan with freestanding appliances including a Bosch washing machine, AEG tumble dryer and water softener *Bosch wall mounted rsf gas fired condensing boiler installed in 2016 *First floor renovation in 2017 including redecoration with solid oak flooring to all (truncated)
**The Accommodation Comprises**
Part - glazed hardwood front door with sealed unit double glazed opaque side
window opening to:
**Reception Hallway (4. 78m x 3. 44m)**
A wide welcoming introduction to this family home creating an informal link
between the main living areas with wall lights, lacquered raw metal column
radiator, tiled steps leading down to the family/dining room, door to the
sitting room and doorway to the rear lobby with the downstairs shower room
beyond.
**Shower Room/WC**
Fitted with a white traditional suite comprising a pedestal hand wash basin,
low level wc and a walk - in shower cubicle with glazed screen and traditional
style rain shower, marble effect fully tiled walls and flooring, extractor
fan, downlighters, chrome towel radiator and sealed unit double glazed opaque
window to the rear elevation.
**Sitting Room (6. 41m x 5. 01m)**
A most comfortable room of excellent proportions benefiting from a triple
aspect provided by sealed unit double glazed windows to the front, side and
rear elevations. Wall lights and two column lacquered raw metal radiators.
**Study/Cellar (3. 24m x 3. 04m)**
Open tread staircase leading down to the tanked cellar to provide all year
round use, ideal study space with a column radiator, wall lights, exposed
ceiling timbers and alcove.
**Family/Dining Room (8. 46m x 5. 04m)**
A visually impressive open - plan room of excellent proportions featuring a full
height part - vaulted ceiling with views to the galleried landing above whilst
providing both further seating and dining areas. An impressive brick - built
Inglenook fireplace complete with a substantial oak bessemer and an inset
living flame fire creates a focal point to the room complemented further by
exposed ceiling timbers and exposed brick column with display alcoves with
matching archway with steps leading down to the cellar. Wall lights, three
column lacquered raw metal radiators and a dual aspect provided by two sealed
unit double glazed windows to the front elevation either side of a second
glazed entrance door with a further sealed unit double glazed window to the
side elevation. Measurements include the attractive turning staircase rising
to the first floor galleried landing.
**Rear Lobby**
With hardwood door opening to the rear garden, wooden effect ceramic floor
tiles with doorway to the Utility Room and further doorway to:
**Kitchen/Breakfast Room (4. 4m x 3. 06m)**
Refitted with a comprehensive range of Shaker style light grey base and eye
level units and drawers complemented by oak square edged solid butchers block
work surfaces with a ceramic Butler sink with a traditional chrome mounted
mixer tap complemented by white porcelain tiled splashbacks laid in a brick
pattern and wooden effect ceramic floor tiles. A range of integrated AEG
appliances include a stainless steel and glazed double oven with a stainless
steel four - ring gas hob and extractor canopy above, integrated dishwasher and
under - counter fridge. Under - unit and downlighters, ample space for breakfast
table with a dual aspect provided by sealed unit double glazed windows to both
the side and rear elevations.
**Utility Room**
Fitted with a further matching range of Shaker style light grey base and eye
level units including a full height utility cupboard complemented by oak
square edged solid butchers block work surfaces with a ceramic Butler sink
with a traditional chrome mixer tap complemented by white porcelain tiled
splashbacks laid in a brick pattern. Downlighters, continuation of stone
effect floor tiles, space and plumbing for washing machine and tumble dryer.
Full height utility cupboard housing wall mounted gas fired boiler and water
softener with laundry shelves. Sealed unit double glazed window to the rear
elevation.
**First Floor Galleried Landing**
Providing impressive views to the open - plan family/dining room below, exposed
ceiling timbers and sealed unit double glazed windows to both the front and
side elevations. The split level landing extends the full width of the
property with a range of built - in bespoke cupboards and wardrobes with wall
lights and two loft access points. Airing cupboard with pressurised hot water
system and additional eaves storage cupboard, sealed unit double glazed window
to the rear elevation, wall light points and doors to:
**Bedroom One (5m x 3. 96m)**
A dual aspect provided by sealed unit double glazed windows to the front and
side elevations, white column radiator, built - in eaves storage cupboards,
downlighters and door to:
**En - Suite Shower Room (2. 36m x 1. 86m)**
Fitted with a contemporary white three - piece suite comprising a low level wc
with push button flush and a vanity hand wash basin set to a light grey vanity
unit with vanity drawer and a double walk - in glazed shower enclosure with a
chrome dual valve rain shower. Grey natural stone floor and wall tiles,
downlighters, flat panelled chrome towel radiator, extractor fan and sealed
unit double glazed window to the rear elevation
**Bedroom Two (3. 72m x 3. 66m)**
A further comfortable double room featuring a comprehensive range of beech
bedroom furniture including double wardrobes incorporating a chest of drawers,
fitted desk with further cupboards and drawers to one side, white column
radiator, downlighters and sealed unit double glazed window to the front
elevation.
**Bedroom Three (4. 4m x 3. 06m)**
A further double room with wall lights, white column radiator and double
glazed skylight window to the rear elevation.
**Bedroom Four (3. 7m x 3. 68m)**
A further double bedroom currently used as a study with a white column
radiator and downlighters. Measurements including a range of built - in
bookcases and a sealed unit double glazed window to the front elevation.
**Family Bathroom (2. 82m x 2. 36m)**
A generous "L" shaped family bathroom fitted with a traditional white three -
piece suite comprising a freestanding roll top bath with claw feet and
traditional chrome mixer tap and shower attachment. Pedestal hand wash basin
and a low level wc, terracotta floor tiles, white tiled walls with contrasting
patterned border tile, downlighters, traditional chrome towel radiator and
sealed unit opaque double glazed window to the rear elevation.
**Outside**
**Grounds**
In all, approximately one - third of an acre. "Hobbingfoot" enjoys a private and
secluded position tucked away close to the rear of an established well
maintained plot with a substantial curved lawn, enclosed by mature Yew hedging
and mature boundary specimen trees creating a private semi - rural feel. An "in
and out" sweeping carriage driveway leads from the road past almost the full
length of the plot extending to both the front and rear of the property
providing an abundance of off - road parking. The garden extends to the rear of
the property with further lawn and a raised circular paved terrace and
pathways and stocked shrub borders and mature rockery border with clipped
conifers. Wooden garden shed concealed behind the Music Room.
**Music Room (5m x 4. 83m)**
The original detached garage was converted in 2017 with planning consent from
North Hertfordshire District Council into a music room. Fully insulated and
decorated, finished with UPVC double glazed windows to the front and side
elevations, wooden flooring two Kudox electric radiators, LED lighting, fuse
box and multiple power outlets. The music room provides a variety of potential
uses including a home office, garden studio or a retreat for children or
occasional overnight guests.
**Tenure, Council Tax And EPC**
The Tenure of this property is freehold.
The North Hertfordshire District Council Tax Band is G.
The EPC Rating is D.
**Planning Permission**
It is worthy of note that the current owners have had planning permission
granted for a two - storey rear extension with a covered walkway linking the
main dwelling to the converted garage with an additional rear single storey
extension. Permission was granted on 1/11/2021 and is valid for three years
from that date. Further details and plans can be viewed on North Hertfordshire
District Council’s Planning Portal by searching the property address or using
the planning reference number 21/02331/fph.
**Disclaimer**
Putterills endeavour to maintain accurate depictions of properties in virtual
tours, floor plans and descriptions, however, these are intended only as a
guide and intended purchasers must satisfy themselves by personal inspection.
Money laundering regulations: Prior to a sale being agreed, prospective
purchasers will be required to produce identification documents. Your co -
operation with this, in order to comply with Money Laundering regulations,
will be appreciated and will assist with the smooth progression of the sale.
Fixtures & fittings: All items in the written text of these particulars are
included in the sale. All others are expressly excluded regardless of
inclusion in any photographs. Purchasers must satisfy themselves that any
equipment included in the sale of the property is in satisfactory order.

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