PLUM TREE COTTAGE, MAIN STREET, EAST LANGTON, LE16 7TW PRICE GUIDE £575,000 A most attractive 5 bedroomed period cottage of character ACCOMMODATION IN DETAIL incorporating a self contained annexe, located in the heart of the Formerly three cottages, this charming brick and slate 19th Century picturesque south east Leicestershire Conservation village of East village residence benefits from gas fired central heating, and Langton. comprises Built during the 19th Century of predominantly brick and slate GROUND FLOOR construction with sash windows to the front elevation, the ENTRANCE HALL surprisingly spacious and versatile interior benefits from gas fired Part glazed and panelled entrance door, double glazed Velux central heating, and includes an entrance hall with French door to skylight, multipane glazed rear door leading out to the garden, rear leading to garden, cloakroom/w.c., spacious sitting room with stripped pine panelled doors off. French double doors leading out to the rear garden, dining room and kitchen. CLOAKROOM/W.C. White suite comprising low flush w.c., wash hand basin, half tiled A wooden staircase rises from the sitting room to a half landing, off walls and window to front. which is a large master bedroom with walk‐in wardrobe and en‐ suite bathroom, together with bedroom 2 which also has a built‐in DINING ROOM 10'4" x 12'0" (3.15m x 3.66m) wardrobe. Off the main landing, stripped pine panelled doors lead Sash window to front, rear window overlooking the garden, radiator. to two good sized bedrooms, one with a small en‐suite and built‐in airing cupboard, the other served by the family bathroom. SITTING ROOM 18'6" x 12'2" max including staircase (5.64m x 3.71m max including staircase) A self contained 1 bedroomed annexe with its own entrance is Attractive fireplace, two sash windows to front, rear window and approached via steps off the sitting room, consisting of a study area French double doors leading out to the garden, pine staircase rising with built‐in cupboard and side door out, dining kitchen with to upper floors, and staircase leading down to the annexe, two modern range of built‐in units and appliances, bedroom with radiators. window overlooking the garden and an adjoining wet shower room. KITCHEN 12'0" x 10'10" (3.66m x 3.30m) Attractive rear garden, mainly lawned with several fruit trees, walled Range of built‐in base and wall cupboards, stainless steel sink unit and fenced boundaries, two timber garden sheds and a paved sun with central waste bowl and chrome mixer tap over, built‐in stainless terrace. steel fronted double oven and grill, four ring gas hob unit, extractor hood over, plumbing facilities for washing machine and dishwasher, LOCATION windows to front elevation, two double glazed skylights, radiator The picturesque village of East Langton is surrounded by some of and space for fridge/freezer. south east Leicestershire's most attractive open countryside, and is conveniently placed for access to the city of Leicester and the nearby HALF LANDING thriving town of Market Harborough. The property is located next to Approached via a wooden staircase from the sitting room, leading to The Bell, a renowned public house and restaurant, and virtually MASTER BEDROOM 17'3" x 14'2" max including wardrobe & en‐ opposite Plum Tree Cottage is a superb cricket ground with a club suite (5.26m x 4.32m max including wardrobe & en‐suite) house. A reputable primary school is located in the neighbouring Double glazed window to rear overlooking the garden, double village of Church Langton. Market Harborough has excellent glazed Velux skylight, radiator, built‐in wardrobe. shopping and supermarket facilities, bars, cafes, restaurants, a theatre and leisure centre. For the commuter, the M1 is accessible at EN‐SUITE BATHROOM junctions 20 or 21, the A14 lies to the south, and Market Harborough White suite comprising panelled bath, mains shower unit over with has mainline rail services in about an hour to London St Pancras. large fixed shower head and adjustable hose, glazed shower screen, wash hand basin, low flush w.c., tall chrome heated towel radiator, VIEWINGS & DIRECTIONS double glazed Velux skylight, ceramic tiled floor and walls, ceiling Viewings should be arranged through the agents Andrew Granger & spotlights and extractor fan. Company on 01858‐431315. From Market Harborough, proceed northbound via the B6047, continuing over the A6 roundabout onto BEDROOM 2 10'8" x 11'7" max (3.25m x 3.53m max) the Melton Road, turning right at the West Langton crossroads, and With recessed wardrobe, double glazed window to front and after a short distance, turn right as signposted into the village of radiator. East Langton, with the property located on the left hand side just before the pub. MAIN LANDING With sash window to front, stripped pine panelled doors leading off to BEDROOM 3 9'4" x 9'2" (2.84m x 2.79m) Window overlooking the rear garden, recessed cupboard and radiator. FAMILY BATHROOM 9'4" x 5'9" (2.84m x 1.75m) White suite comprising panelled bath, chrome mixer tap over with shower attachment, pedestal wash hand basin, low flush w.c., tiled surrounds, rear window and radiator. GUEST BEDROOM 4 12'6" x 12'9" (3.81m x 3.89m) Sash window to front, rear window overlooking the garden, radiator, built‐in wardrobes. SMALL EN‐SUITE With corner shower cubicle, tiling, radiator and extractor fan. BUILT‐IN AIRING CUPBOARD Housing gas fired central heating boiler with digital programming control unit. SELF CONTAINED ANNEXE Located off the sitting room, with steps leading down to STUDY 13'10" x 11'3" max (4.22m x 3.43m max) Side door leading out, window to front, radiator, built‐in double cupboard, double glazed window. DINING KITCHEN 14'0" x 8'9" (4.27m x 2.67m) Range of built‐in cupboards and drawers, working surfaces, stainless steel sink unit with chrome mixer tap over, built‐in oven, grill, four ring ceramic hob unit, concealed extractor hood over, working surfaces, plumbing facilities for automatic washing machine, radiator, side door out, double glazed windows to two elevations. BEDROOM 9'0" x 8'0" (2.74m x 2.44m) Window overlooking rear garden, radiator, door to WET SHOWER ROOM 4'6" x 5'9" (1.37m x 1.75m) White suite with fully tiled walls, wet shower area with fixed shower head and adjustable hose, wash hand basin, low flush w.c., tall chrome heated towel radiator, double glazed window, electric shaver socket and extractor fan. OUTSIDE Attractive garden, mainly lawned with several fruit trees, walled and fenced boundaries, two timber garden sheds, outside security lighting and paved sun terrace to side. 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. ENERGY PERFORMANCE CERTIFICATE EPC Rating E COUNCIL TAX Council Tax Band F ‐ For further information contact Harborough District Council 01858 828282 STAMP DUTY RATES Note To Buyer: Stamp Duty Land Tax Rate Up to £125,000 Zero The next £125,000 (the portion from £125,001 to £250,000) 2% The next £675,000 (the portion from £250,001 to £925,000) 5% The next £575,000 (the portion from £925,001 to £1.5 million) 10% The remaining amount (the portion above £1.5 million) 12% A further 3% will be payable on the whole amount if this is an additional property to one that you already own. MONEY LAUNDERING To comply with The Money Laundering Regulations 2007, any successful purchaser/purchasers will be asked to provide proof of identity and we will therefore need to take copies of a passport/driving licence and a recent utility bill (not more than three months old). This information is required prior to Solicitors being instructed. 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..