Hedsor Lodge

Published / verified

1. Fine & Country's original instruction is live at offers over £3m and records a detached freehold home with five bedrooms, five bathrooms, three reception rooms and 4,971 sq ft.
2. The publisher's brochure names Hedsor Lodge and describes a modern country-style kitchen, underfloor heating, extensive bi-fold glazing, a gym with shower/WC and a cinema with concealed screen, night-sky ceiling and bar.
3. The separate oak-framed one-bedroom guesthouse has its own kitchen, en-suite and terrace; a further games-and-music building has a shower/WC, and the triple garage includes an inspection pit and workshop provision.
4. The listing attributes brick construction, mains water, electricity and gas, main-house EPC C, guesthouse EPC E, Council Tax Band H, FTTP availability, three garage spaces and parking for about 15 cars.
5. The title disclosure flags historic estate covenants, easements and rights plus an owner-maintained post-and-rail boundary fence; their full legal effect remains to be read rather than assumed immaterial.
6. The exact-name transaction record shows Hedsor Lodge transferred for £2.3m on 21 June 2010; the current £3m guide is £700,000 or 30.4% higher nominally before any adjustment for works, area, condition or market movement.
7. At £3m, current England main-residence SDLT is £273,750 before buyer-specific treatment; higher rates, non-resident treatment and reliefs can change the figure.

Investigate next

1. Obtain the official register, title plan and UPRN; reconcile the named Hedsor Lodge identity, exact plot, secure approach, post-and-rail fence obligation, historic estate covenants, easements, services, drainage and every access or boundary right.
2. Build the complete planning and Building Control chronology for the modernisation, bi-fold openings, cinema, gym, guesthouse, games/music room, triple garage, workshop and terraces, supported by approved plans, condition discharges, completion evidence, warranties and professional appointments.
3. Commission a signed RICS component measurement separating principal habitable accommodation, guesthouse, games/music room, triple garage, workshop, plant and storage and reconciling the 4,971 sq ft publisher figure with the EPCs and approved drawings.
4. Obtain the dated post-2010 works ledger, invoices and guarantees plus three years of energy, water, insurance, security, heating and grounds records; commission structure, roof, glazing, damp, M&E, fire, drainage, outbuilding, tree, slope-runoff and high-value insurance reviews.
5. Retrieve both EPC certificates and confirm whether the guesthouse and other ancillary buildings have separate Council Tax, planning-use, letting, safety or business-rate consequences before relying on multi-generational or income potential.

Still unknown

1. Official title number, UPRN, registered plot extent and the full covenant, easement, access, boundary, fence, service and drainage position
2. Complete planning, Building Control, completion, structural, fire, warranty and professional archive for the modernisation and every ancillary building
3. Signed component measurement proving what the 4,971 sq ft includes and the planning, EPC and assessment status of the guesthouse, leisure building, garage and workshop
4. Dated post-2010 works ledger, actual operating and maintenance costs, current EPC certificates and property-level flood, surface-water, ground, tree and insurance evidence