Hollybrook Cottage is an attractive period, semi-detached cottage, set close to the centre of Watlington.The house is thought to date to the mid 18th Century, with later alterations, and a more modern extension to the rear, which as been done in a sympathetic style. There are three reception rooms and a kitchen / breakfast room on the ground floor. The dining room has double doors opening out on to the south facing garden, which is fully enclosed. There are four good size bedrooms, one with en-suite shower room, and a family bathroom. The property has gas fired central heating, a wood burning range cooker plus a wood burning stove in the sitting room. The family room also has a brick lined well with glazed cover. The property has off street parking at the front and side access to the back garden. There is also a studio / home office in the garden, with electric power and light, plus a wood burning stove; suitable for use as a home office. Dogs considered,

Watlington is an attractive and busy small town, set in the Chltern Hills, with a long history going back to the Domesday book and beyond. There is a range of local shops including a butcher, delicatessen and bakery, plus a local supermarket and a pharmacy. There is a local Primary School and childrens daycare nursery, and also Icknield Community College. There are local sports facilities including football, cricket, tennis, squash and bowls. The Chiltern Hills are nearby, providing a wide range of access to local footpaths and nature reserves, plus views over fine landscapes. The M40 provides easy access to London, with the Oxford tube service from nearby Lewknor.

Approach
Gravel driveway with parking for two cars, side gate to garden. Step up to solid timber front door into brick built porch with side windows with leaded glass, quarry tile floor and light.

Hall
Hall with staircase to first floor and doors though to sitting room and family room.

Sitting room - 3.92m (12'10") x 3.36m (11'0")
Overlooking the front with Ash boarded floor, fireplace with wood burning stove on quarry tile hearth, sockets for lamps linked to light switching, radiator, shelves, secondary glazing to window, doors through to dining room.

Dining room - 3.61m (11'10") x 3.36m (11'0")
With glazed double doors overlooking the South facing garden, parquet flooring, radiator. Dresser may also be available.

Kitchen - 3.37m (11'1") x 3.12m (10'3")
The kitchen also overlooks the garden to the south, and is a equipped with a double Belfast sink, worktop, and some shelving and cupboard space. There is a solid fuel Thornhill range cooker, and a wall mounted Vailliant gas boiler, walk in larder cupboard under the staircase. Kitchen table may also be available.

Family Room - 3.9m (12'10") x 3.12m (10'3")
Overlooking the front of the property, with painted boarded floor, radiator and television aerial point (not tested). This room also includes a brick lined well with glazed secure lid.

First Floor
Stairs up to first floor landing, loft hatch.

Bedroom One - 3.88m (12'9") x 3.14m (10'4")
A good size double bedroom overlooking the front, with good natural light, decondary glazing, deep generous wardrobe with hanging rail and cupboard over, radiator and fitted carpet.

En-Suite shower room
Tiled shower with glazed doors and thermostatic shower unit. Basin, wc, electric shaver point, heated ladder towel rail, extractor fan.

Bedroom Two - 3.34m (10'11") x 3.03m (9'11")
Double bedroom overlooking the rear garden, painted boarded floor, radiator.

Bedroom Three - 3.34m (10'11") x 3.34m (10'11")
Double bedroom overlooking the garden to the rear, radiator, painted boarded floor.

Bedroom Four - 3.49m (11'5") x 2.3m (7'7")
Overlooking the front of the house with painted wood boarded floor, radiator.

Garden - 22m (72'2") x 9m (29'6")
The back garden is south facing and fully enclosed. There is an area of paving and then grass, plus a side gate to the front of the house. Outside tap and light. Garden measurements approximate.

Outside Studio - 4.72m (15'6") x 3.5m (11'6")
A timber framed Studio built by Homestead. The glazed doors to the front plus additional windows provide plenty of natural light. There is power and light, plus a Clearview wood burning stove. This would be ideal for working from home, or as a space for children.

Services
Services: Mains Gas, Electricity, Water, Mains drainage

Broadband: BT indicates 72-73 mbps download speed available (not checked or warranted)

Local Authority: South Oxfordshire District Council
Council Tax Band: F £3,412.69 2024 / 2025
EPC Rating D60.

Viewings
Viewings strictly by appointment: 01491 522800 / henley@griffithandpartners.co.uk


Availability
Available from July 2024.
Unfurnished, with some appliances included.
Assured Shorthold Tenancy for a minimum of twelve months.
Sorry, not suitable for: smokers

Terms and Conditions
Management Status: Griffith & Partners manage/s the property

Rent: payable per calendar month in advance. In addition the tenant shall be responsible for all Council Tax, Utility and Telephone / Broadband costs, including private drainage where applicable

Pets: Where a Landlord grants consent for a pet to be kept at the property, the Landlord may ask for a higher rent to be paid to reflect the additional wear and tear of a pet being kept at the property.

Security deposit payable: Five weeks rent where the rent is up to £50,000 pa, / six weeks rent where the rent is £50,000 or more.
Deposit amount: £2,192.00 based on a rental amount of £1,900 pcm

Holding deposit: A holding deposit of one week`s rent will be requested to secure the property following acceptance of an offer.
Holding deposit: £438.00 based on a rental amount of £1,900 pcm

Costs and Charges
The tenant may be asked to pay the following costs:

Alterations to the Agreement: Where tenant/s request a change to the terms of the tenancy agreement after the Agreement has been signed, a fee of up to £50.00 including VAT may be charged for each alteration requested.

Early surrender: Where tenant/s request an early surrender of the tenancy or a change of joint tenant, consent may be granted subject to conditions, and the outgoing tenant will be required to pay agents fees and reletting costs.

Default fees: Loss of keys or security devices. The tenant will be asked to pay for replacement keys, locks or security devices where they are lost, damaged or broken by the tenant.

Rental payments: Where the tenant is in default of rent payments, a reasonable default charge may be made, based on the reasonable costs incurred in recovering the unpaid rent. Interest maybe charged at a maximum of 3.0% above Bank of England base rate.

Client Money Protection
Client Money Protection:
We are members of the Propertymark Client Money Protection Scheme.
For more information: https://www.propertymark.co.uk/working-in-the-industry/member-requirements/client-money-protection.aspx

Deposit Protection:
We are members of the Tenancy Deposit Scheme Insured approved scheme for the protection of Tenant`s deposits. For more information: https://www.tenancydepositscheme.com/

Redress Scheme: We are members of The Property Ombudsman Redress Scheme.
For more information: https://www.tpos.co.uk/

Lettings Disclaimer
Important note: These particuars do not form any part of offer or contract. They are for guidance only and have been prepared in good faith to give a fair overall view of the property. Our descriptions are opinions only, not statements of fact and applicants should satisfy themselves whether or not such descriptions match any expectations they have of the property. Please ask for further information or verification of points relevant to your interest. All measurements, distances and aspects are given as a guide only and are approximate. If such details are fundamental tot he letting, applicants must rely on their own enquiries as they must where any reference is made to potential uses. At the time of preparing these particulars no specific tests were made and tenants should satisfy themselves that the property and any services, appliances, equipment of facilities are in good working order. It should not be assumed that the property remains as displayed in the photographs, not should and assumption be made with regard to the parts of the property that have not been photographed. The photograph/s depict only certain parts of the property and it should not be assumed that any of the furniture, furnishings or personal items are included in the letting.

Deposit: £2,192.00

Minimum Tenancy : 12 months

Council Tax
SODC Council Tax, Band F

Notice
All photographs are provided for guidance only.