GRAPEVINE COTTAGE 7, HIGH STREET, CLIPSTON, LE16 9RU PRICE GUIDE £405,000 A delightful 3 bedroomed cottage of immense charm and primary school. For the commuter, the A14 lies to the south character occupying an attractive backwater setting within the which links the M1 to the A1, and has highly desirable village of Clipston, which lies close to the mainline rail services to London St Pancras in about an hour. borders of Leicestershire and . VIEWINGS & DIRECTIONS Retaining a wealth of beams, this charming cottage has been Viewings should be arranged through the agents Andrew sympathetically refurbished in recent years by the current Granger & Company on 01858‐431315. From Market owners, approached via a green oak porch entrance with a oak Harborough, proceed southbound via Road panelled stable type door opening into the hallway off which is a (A508), passing through the village of Great Oxendon, and after useful downstairs shower room/utility room. The surprisingly about a mile, turn right as signposted towards Clipston. Continue spacious ground floor accommodation includes a good sized towards the centre of the village, with the property lying on the sitting room with oak boarded flooring, beamed ceiling and cast left hand side just before the school. iron log burner, open plan to a well appointed breakfast kitchen ACCOMMODATION IN DETAIL with handmade built‐in units, granite working surfaces and a With the benefit of oil fired central heating and secondary cooker range. A multi pane glazed door leads through to the glazing, the beautifully presented accommodation comprises conservatory which enjoys views over the gardens. Located off the sitting room is an inner hallway with attractive staircase off GROUND FLOOR and useful storage area beneath with coat hooks, off which is a charming lounge with attractive brick fireplace, cast iron log OAK PORCH ENTRANCE burner and oak beams. Brick base and slate flooring with pitched slate roof, external lantern light. On the upper floor off a passaged landing with two secondary glazed windows and three double glazed skylights providing an HALL abundance of natural light, with pine braced and latched doors Oak panelled stable type entrance door with glazed inset, slate leading off to 3 good sized bedrooms and a superbly appointed tiled flooring, exposed timbers, braced and latched doors off. bathroom with shower over the bath and a built‐in range of SHOWER ROOM/UTILITY ROOM 8'8" x 5'8" (2.64m x 1.73m) cupboards. Quality white suite comprising fully tiled shower cubicle, curved The property is approached via a shared driveway and pair of glazed sliding door, white deep glazed Belfast sink with chrome wooden gates which open onto a gravel driveway providing off mixer tap over, working surfaces to either side with range of road parking. The gardens form a most attractive feature of the cupboards above and below, low flush w.c., secondary glazed cottage with a paved sun terrace and wooden pergola with window, central heating boiler with digital programming control climbing plants, shaped lawned area with beautifully stocked unit and ceiling spotlights. flower and shrub beds with a variety of mature trees and SITTING ROOM 14'6" x 16'3" (4.42m x 4.95m) specimen shrubs. The garage has been converted into a superb A charming reception room with oak beams, two secondary workshop with side windows, power and lighting, and there is glazed windows to front, attractive fireplace with cast iron an enclosed paved courtyard with two sheds and greenhouse. Clearview log burner on tiled hearth, two radiators, ceiling LOCATION spotlights, built‐in dresser with drawers and cupboards, free Grapevine Cottage occupies a backwater setting close to the standing Welsh dresser including drawers, cupboards and school and church within the heart of the highly desirable village display shelving, open plan to of Clipston which lies close to the borders of Leicestershire and DINING KITCHEN 11'6" x 9'10" (3.51m x 3.00m) Northamptonshire, and is conveniently close to the thriving With slated tiled flooring, oak beams, excellent range of town of Market Harborough which has excellent shopping and handmade built‐in units comprising base and wall cupboards, supermarket facilities, bars, restaurants, cafes, a theatre, leisure several drawers, granite working surfaces, attractive tiled centre and a host of sporting and recreational opportunities. surrounds, Franke stainless steel sink unit with mixer tap over, Clipston itself has a public house, fine church and reputable plumbing facilities for automatic dishwasher, space for fridge, Falcon cooker range including two ovens, grill, five ring calor gas hob with canopy extractor hood over, ceiling spotlights, multi pane glazed door through to CONSERVATORY 13'0" x 11'2" (3.96m x 3.40m) Matching slate tiled flooring, double glazed windows above a low plinth of facing brick, views over the gardens, French double doors leading out, ceiling rotary fan and light, radiator.

INNER HALL With attractive staircase off, oak boarded flooring, useful storage area beneath staircase with coat hooks, spotlights.

LOUNGE 14'0" x 11'0" (4.27m x 3.35m) Attractive brick fireplace with cast iron burner on brick hearth, oak boarded flooring, oak beam, secondary glazed window, wall light points and radiator.

FIRST FLOOR

LANDING With two secondary glazed windows and three double glazed skylights with blinds providing an abundance of natural light, pine panelled flooring, two radiators, braced and latched doors off.

BEDROOM 1 13'10" x 10'9" (4.22m x 3.28m) Oak boarded flooring, picture rail, secondary glazed window and radiator. BEDROOM 2 11'0" x 12'8" max (3.35m x 3.86m max) Range of built‐in wardrobes and cupboards, secondary glazed window, radiator, attractive internal multi pane glazed window to landing.

BEDROOM 3 7'4" x 11'3" (2.24m x 3.43m) Oak veneer flooring, recessed wardrobe, display niche, radiator, secondary glazed window with views over the garden, internal window to landing.

BATHROOM 10'10" x 5'6" (3.30m x 1.68m) Superb white suite comprising panelled bath, mixer tap over with shower attachment, pedestal wash hand basin, low flush w.c., dado rail with wood panelling beneath, matching range of built‐in cupboards, secondary glazed window, radiator and pine boarded flooring.

OUTSIDE The cottage is approached via a shared driveway and wooden double gates opening into a gravel drive providing off road parking.

Delightful gardens of good size with wonderful entertaining space including a stone paved and brick patio with wooden pergola and a variety of climbing plants, steps rising to a shaped lawned area with beautifully stocked flower and shrub borders, stepping stone path leading to a covered seating area, variety of trees and specimen shrubs.

LARGE WORKSHOP Formerly the garage with double timber doors to the front, side personal door, windows overlooking the garden, currently used as a large workshop with power and lighting.

TWO FURTHER TIMBER GARDEN SHEDS Located off an enclosed paved area with greenhouse.

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 F COUNCIL TAX BAND For further information contact District Council 01327 871100

STAMP DUTY RATES You will pay: nothing on the first £125,000 of the purchase price, 2% on the next £125,000, 5% on the next £675,000, 10% on the next £575,000, and 12% on the rest (above £1.5 million) A further 3% will be payable on the whole amount if this is an additional property to one that you already own. 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.