ACCOMMODATION
This fabulously presented cottage has been a real labour of love over recent years for its current owner. Re configured and extended over her tenure, its gorgeous interior is sure to prove popular and it is rare to find such an open feeling living space in a period cottage such as this. It comprises entrance hall, open plan living/sitting/dining area with doors leading out onto the garden, recently installed kitchen, landing, two double bedrooms and a shower room. Externally it boasts a pretty rear garden with gated side access, off road parking and there is a studio (tbc if this will remain) in the garden. Further benefits include gas fired central heating and scope to add a ground floor shower room (all plumbing in place but owner elected not to section off to do this) if required.

SITUATION
The pretty and much sought after village of Kencot is situated within a conservation area on the Oxfordshire/Gloucestershire border. Local villages nearby have some exceptional pubs including The Bell at Langford and The Double Red Duke at Clanfield, both of which are within a few miles. The local Cotswold towns of Lechlade, Burford and Witney all provide a range of everyday and specialist shops, pubs, restaurants and hotels. Further amenities are found in the larger towns and cities of Cheltenham, Oxford and Swindon all of which are within easy commuting distance. There is an excellent choice of schools in the area including Pinewood, St Hugh's, Cothill, Hatherop Castle and Burford School as well as the many well reputed schools of Ox-ford and Cheltenham. The neighbouring village of Langford offers the nearest primary school and Broadwell has a popular pre school.

Communications are excellent by road via the M4, M40 and M5 motorways and by rail from either Swindon (London Paddington 55 mins) or Didcot Parkway Station (London Paddington 40 mins).

DIRECTIONS
From Burford take the A361 towards Lechlade. Proceed for about 3 miles and take the left hand turn signposted to Kencot. Continue until the T junction and proceed straight over signposted to Kencot. The property is on the right hand side after about 100 meters and parking is immediately in front.

SERVICES
Mains electricity, water and drainage. Gas fired central heating via bottled gas.

TENURE
Freehold with vacant possession upon completion

DISTRICT COUNCIL
West Oxfordshire District Council

Council Tax Band
Band C

FIXTURES FITTINGS
Certain items may be available by separate negotiation with Penny & Sinclair.

VIEWING ARRANGEMENTS
Strictly by appointment with Penny & Sinclair.

IMPORTANT NOTICE
Penny & Sinclair, their clients and any joint agent gives notice to anyone reading these particulars that:
i) the particulars do not constitute part of an offer or contract; ii) all descriptions, dimensions, references to the condition and necessary permissions for use and occupation, and other details are given without responsibility and any intending purchasers should not rely on them as statement or representations of fact. Iii) the text, photographs and plans are guidelines only and are not necessarily comprehensive. Any reference to alterations to, or use of, any part of the property does not mean that all necessary planning, building regulations or other consents have been obtained and Penny & Sinclair have not tested any services, equipment or facilities. A buyer or lessee must satisfy themselves by inspection or otherwise. Iv) the descriptions provided therein represent the opinion of the author and whilst given in good faith should not be construed as statements of fact; v) nothing in the particulars shall be deemed a statement that the property is in good condition or otherwise, nor that any services or facilities are in good working order; vi) no person in the employment of Penny & Sinclair has any authority to make or give any representation or warranty whatsoever in relation to this property. Vii) all measurements are approximate.