6, HUNTS LANE, , LE16 8UQ PRICE GUIDE £200,000 A charming 2 bedroomed period cottage of character in right into Hunts Lane, with the property located on the need of some modernisation situated close to the church right hand side with an Andrew Granger & Co 'For Sale' within the heart of the picturesque south east board erected to identify the property. village of Hallaton. ACCOMMODATION IN DETAIL With the benefit of gas fired central heating, mostly In need of some modernisation and improvement, this UPVC double glazed windows and solar panels, this charming period cottage benefits from gas fired central attractive cottage includes an entrance lobby, spacious heating, solar panels and mostly UPVC double glazing. sitting room, dining kitchen, small inner hallway with staircase rising to upper floor and door leading through GROUND FLOOR to shower room/w.c. First floor landing leading to 2 SITTING ROOM 12'0" x 17'3" (3.66m x 5.26m) good sized bedrooms with exposed beams. Outside is a UPVC double glazed entrance door, cast iron electric small courtyard garden and a garage with up and over burner with slate clad chimney breast, radiator, double door. glazed window to front with window seat, double LOCATION glazed window to rear and recessed cupboard. Hunts Lane is located within the older part of the village DINING KITCHEN 12'6" x 10'10" (3.81m x 3.30m) close to the historic church within the picturesque and With beam to ceiling, modern range of built‐in units, highly desirable south east Leicestershire village of built‐in oven, four ring gas hob unit, concealed extractor Hallaton within the renowned Welland Valley area. hood over, stainless steel sink unit, chrome mixer tap Hallaton has a thriving local community, and has two over, plumbing facilities for washing machine, working public houses, a reputable primary school, occasional surfaces, ceramic tiled surrounds, wall mounted gas fire post office, excellent recreational facilities including a with back boiler and digital programming control unit, children's play area, cricket and rugby pitches, two tennis part glazed door to courts, club house, village hall and even a small museum to celebrate the annual Bottle Kicking event on Easter ENTRANCE LOBBY 6'1" x 4'6" (1.85m x 1.37m) Monday. The nearby towns of and With wooden framed windows to three elevations with Uppingham offer excellent shopping and supermarket view over the courtyard, ceramic tiled floor, part glazed facilities. For the commuter, both Market Harborough door out. and Leicester have mainline rail services to London St Pancras, the M1 is accessible at junction 20, and the A14 SMALL INNER HALL lies to the south. The nearby A47 provides access to the Located off the kitchen with staircase rising to the upper cities of Leicester and Peterborough. floor, door to

VIEWINGS & DIRECTIONS DOWNSTAIRS SHOWER ROOM/W.C. 5'7" x 6'10" (1.70m Viewings should be arranged through the agents x 2.08m) Andrew Granger & Company on 01858‐431315. From Shower cubicle with glazed sliding doors, wash hand Market Harborough, proceed northbound via High basin, low flush w.c., ceramic tiled walls and flooring, Street and Leicester Road, continuing over the A6 radiator, UPVC double glazed window. roundabout onto the Melton Road (B664), turning right FIRST FLOOR at Church Langton proceeding out of the village and turning right at the next 'T' junction towards Hallaton, LANDING passing through the village of . On reaching With linen cupboard. Hallaton, turn left just after the church and immediately BEDROOM 1 17'0" x 12'0" (5.18m x 3.66m) Exposed beams, multi paned glazed window and radiator.

BEDROOM 2 12'9" x 9'3" min/13'0" max (3.89m x 2.82m min/3.96m max) An 'L' shaped room with radiator and exposed beam, UPVC double glazed window with views along Hunts Lane.

OUTSIDE

COURTYARD GARDEN

GARAGE With up and over door to front and security lighting.

SOLAR PANELS Solar panels are fitted to the rear pitch of the property, and is a PV inverter which converts the DC current of the PV generator into AC current and feeds it into the public grid. Documentation is available for further information.

FIXTURES & FITTINGS Fixtures and fittings mentioned in these particulars are included in the sale ‐ all other items regarded as owners fixtures and fittings may be removed.

ESTATES AGENTS ACT 1991 In accordance with the above Act, we wish to disclose that one of the Executors is an employee of Andrew Granger & Co. Further details from the selling agents.

ENERGY PERFORMANCE CERTIFICATE EPC Rating D

COUNCIL TAX Council Tax Band D ‐ For further information contact Council 01858 828282

STAMP DUTY RATES You will pay: nothing on the first £125,000 of the property price 2% on the next £125,000 5% on the next £675,000 10% on the next £575,000 12% on the rest (above £1.5 million) LOCATION

Andrew Granger & Co is the trading name of Andrew Granger & Co Ltd. Registration No. 09298477. Registered office: Phoenix House, 52 High Street, Market Harborough, Leicestershire LE16 7AF. Andrew Granger & Co for themselves and the vendors/lessors of this property whose agents they are give notice that:- 1. Prospective purchasers/tenants should note that no statement in these details is to be relied upon as representation of fact and prospective purchasers/tenants should satisfy themselves by inspection or otherwise as to the accuracy of the statements contained. These particulars do not form part of any contract. 2. Please note that no appliances, services or installations have been tested and no guarantee as to condition or suitability is confirmed or implied. Prospective purchasers/tenants are advised to obtain verification from their surveyor or solicitor. Contents, fixtures & fittings are excluded, unless specially mentioned within these sales particulars. 3. All measurements mentioned within these particulars are approximate. Photographs are also provided for guidance purposes only. 4. No person in the employment of Andrew Granger & Co has any authority to make or give any representation or warranty whatsoever in relation to this property or these particulars nor enter into any contract relating to the property on behalf of the vendors/lessors. 5. Site plans and floor plans are for guidance purposes only and are not to scale and should not be relied upon as a statement of fact. If Ordnance Survey maps are provided, it has the permission of the controller of H.M.S.O. Crown Copyright reserved, Licence No. 100003828. 6. Any reference to the use or alterations of any part of the property does not imply that the necessary planning, building regulations or other consents have been obtained. It is the responsibility of a purchaser or lessee to confirm that these have been dealt with properly and that all information is correct.