Situation
Byfield is a popular village situated north of Banbury. It has an active vibrant community with very good local facilities including a medical centre, co-op, public house, garage, village school, a hair and beauty salon and local church.
Leisure facilities include 3 floodlit tennis courts and playing fields. There are many local clubs and societies including a tennis, football & cricket club, and bowls club. The village hall has numerous events and classes. More extensive facilities can be found in Banbury, Leamington Spa, Milton Keynes, Oxford, Northampton and Stratford with Daventry to the north. There is
a mainline railway station in Banbury providing access to London Marylebone in under an hour, access to the M40 (J11) providing access to London and Birmingham, and the M1 at J16.

The local schools are Byfield Primary School, Winchester House School (Brackley), Magdalen College School (Brackley), Stowe School, Bloxham School, Tudor Hall School (Banbury) and Warwick Public School.

Description
Ivy House is a very special family home, dating back to the Georgian period, situated in the centre of the village beyond the village green. The rooms have retained period features and are all light and well proportioned with good ceiling heights. The current owners have undertaken some sympathetic updating over the years, including replacement sash windows and
upgrading the kitchen/breakfast room.
The central front door opens into an entrance hallway with tiled floor that splits left and right, with a staircase leading to the first floor. To the rear it gives access to the garden. The drawing
room, which is a lovely light dual aspect room, has a feature fireplace. To the right is the dining room, leading to the kitchen/breakfast room, with a rangemaster oven and a good range of units and wooden worksurfaces. The utility room gives access to the cloakroom/WC. The cellar is accessed via a trapdoor and steps from the kitchen. On the first floor the master bedroom overlooks the garden, with fitted wardrobes and a shower room. There are three further bedrooms and a family bathroom.

Outside
A real feature of the property is the lovely garden which is secluded and leads around to a useful garage and an owned drive with private parking. An entertaining terrace provides an ideal place to relax and entertain.

Fixtures and Fittings
All fixtures, fittings and furniture such as curtains, light fittings, garden ornaments and statuary are excluded from the sale. Some may be available by separate negotiation.

Services
Mains water, gas, electricity and drainage are connected. We understand that the current broadband download speed at the property is around 50 Mbps, however please note that
results will vary depending on the time a speed test is carried out. The estimated fastest download speed currently achievable for the property postcode area is around 53 Mbps (data taken from checker.ofcom.org.uk on 03/08/2023). Actual service availability at the property or speeds received may be different. None of the services, appliances, heating installations,
broadband, plumbing or electrical systems have been tested by the selling agents.

Tenure
The property is to be sold freehold.

Local Authority
West Northamptonshire Council.
Band E.

Plans and Boundaries
The plans within these particulars are based on Ordnance Survey data and provided for reference only. They are believed to be correct but accuracy is not guaranteed. The purchaser shall be deemed to have full knowledge of all boundaries and the
extent of ownership. Neither the vendor nor the vendor's agents will be responsible for defining the boundaries or the ownership thereof.

Viewings
Strictly by appointment through Fisher German LLP.

Directions
Postcode – NN11 6UT
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From Banbury proceed north along the A361 towards Daventry. Pass through the village of Chipping Warden, and on reaching Byfield, turn right at The Green. The property will be found set
back from The Green. The gravelled driveway to the left leads to the rear of the property.