Palace Yard, Hereford, HR4 9BJ

'Centrally located, in the shadow of Hereford Cathedral, a unique three storey, three bedroom 'town house' of a distinct and individual style' LOCATION Palace Yard adjoins the grounds of The Cathedral and The Chained Library building, just off the entrance to the Bishop's Palace.

Within easy reach of the property is The River Wye with its amenity value and central Hereford which offers a range of shopping, leisure and recreational facilities.

DESCRIPTION 4 Palace Yard was created approximately thirty years ago and is a unique three storey home which is provided with a gas fired central heating system.

To appreciate the property's location and particular attributes a viewing is highly recommended.

In more detail the accommodation comprises: ON THE GROUND FLOOR: Reception Hall 3.05m (10'0) x 1.78m (5'10) Approached through a substantial front door with stairway off, coved ceiling, corner cupboard, radiator, understair store, tiled floor and opening to the kitchen and door to: Shower/Cloakroom 1.93m (6'4) x 1.78m (5'10) With a shower cubicle with electric shower unit, low level wc and wash basin.

Window, extractor unit, radiator and tiled floor.

Kitchen/Breakfast Room 3.4m (11'2) x 2.82m (9'3) With feature windows to the front looking towards The Cathedral and Chained Library, coved ceiling, single drainer sink unit with mixer tap, fitted base cupboards with working surface over, tiled surrounds and eye level cabinets together with a tall matching store cupboard.

Electric oven with four ring gas hob over and hood above, built-in fridge, dishwasher and washing machine.

Radiator and a tiled floor continues to the: Principal Living Accommodation Which in two parts comprises: Dining Area 3.4m (11'2) x 2.06m (6'9) With coving to ceiling, radiator and a pair of doors through to: Sitting Room/Study 2.87m (9'5) x 2.44m (8'0) With a decorative leaded window, two velux type roof lights, feature fire surround and opening to a lobby with a door to the side passage.

Radiator and door to BOILER ROOM/STORE ROOM (5'11 x 3'10) with wall mounted gas fired boiler and fitted shelves.

ON THE FIRST FLOOR: Landing 5.51m (18'1) x 1.78m (5'10) With stairway to second floor, coved ceiling, feature window to the front looking towards The Chained Library, radiator and with door to bedrooms 1 and 2 and: Garden Room/Reading Room 2.54m (8'4) x 2.24m (7'4) A unique space with feature windows, pitched ceiling and radiator.

Bedroom 1 3.35m (11'0) x 3.35m (11') With a double glazed window enjoying the full view to Hereford's Cathedral and The Chained Library, coved ceiling, radiator, wood laminate flooring and with fitted wardrobe cupboards with cabinets over the bed recess and bedside drawer units.

Bedroom 2 3.4m (11'2) x 2.06m (6'9) With a window to the rear, coved ceiling, radiator and double wardrobe cupboard with cabinets over a bed recess.

ON THE SECOND FLOOR: Landing With two sets of cupboards with mirror fronted doors and with doors to the bathroom and: Bedroom 3/Studio 4.27m (14'0) x 3.05m (10') Enjoying the fullest view of The Cathedral and aspects of The Bishop's Palace, radiator, wood laminate flooring, panelled door to airing cupboard with insulated water cylinder and fitted shelves.

Bathroom 3.3m (10'10) x 1.6m (5'3) With suite comprising bath, low level wc and vanity wash basin with cupboards below.

Part tiled surrounds, velux type window, sunken ceiling lights, radiator and with a good range of built-in cupboards with mirror fronted feature doors.

COUNCIL TAX BAND E Payable to Herefordshire Council BROADBAND & MOBILE PHONE COVERAGE Broadband - Ultrafast available.

Mobile Phone Coverage - Please use to verify mobile coverage of different networks at this address.

SERVICES It is understood that mains electricity, gas, water and drainage services are connected to the property.

Confirmation in respect of mains service supplies should be obtained by the prospective purchaser.

None of the electrical goods or other fittings has been tested and they are sold without warranty or undertaking that they are installed to current standards.

VIEWING Strictly by appointment through the agents, telephone Hereford . 22nd August 2024 ID38943 Disclaimer Watkins Thomas Ltd. Registered in Cardiff, No: 8037310.

These particulars are used on the strict understanding that all negotiations are conducted through WATKINS THOMAS LTD.

MISREPRESENTATION ACT - 1967 WATKINS THOMAS LTD, for itself and for the Vendors of this property whose agent it is give notice that: 1.

These particulars do not constitute, nor constitute any part of an offer or contract. 2.

All statements contained in these particulars as to this property are made without responsibility on the part of WATKINS THOMAS LTD or the Vendor. 3.

None of the statements contained in these particulars as to this property are to be relied on as statements or representations of fact. 4.

Any intending purchaser must satisfy himself by inspection or otherwise as to the correctness of each of the statements contained in these particulars. 5.

The Vendor does not make or give, and neither WATKINS THOMAS LTD nor any person in its employment has authority to make or give any representation or warranty whatsoever in relation to this property.