Cotfield House, Church Road, , Cotfield House wine cellar running beneath the dining room, and a beautiful bespoke kitchen with limestone floor, Church Road, Spratton, an Aga with a gas companion unit, a large central island with a Belfast sink, granite work surfaces Northampton, NN6 8HR throughout, separate Miele ovens and a breakfast area to the western end. French doors open onto An elegant, unlisted period village the garden and there is an abundance of storage house, comprehensively renovated throughout the room. Beyond the breakfast area and extended to an exceptionally is a utility room with matching flooring, units and high standard. work surfaces.

Lobby | Drawing room | Dining room The main stairs rise from the hall and pass via a Music room | Snug | Kitchen/breakfast room lovely leaded mullion window on the mezzanine Utility room | Boot room | Games room | Cellar level which floods the hall, stairs and landing Cloakroom | Principal bedroom with ensuite with light. On reaching the landing, the principal bathroom | Bedroom 2 with ensuite shower bedroom is ahead and to the left and has a fitted room | 4 Further bedrooms | Bedroom 7/office wardrobe, fireplace and ensuite bathroom with a 2 Bathrooms | WC | Study 2 | Gym roll top bath, separate shower and twin sinks. Both Study 3/bedroom 8 rooms have leaded mullion windows and stunning views of St. Andrew’s Church. There is another 2 Double garages | Storeroom | Walled gardens double bedroom leading from the landing and and grounds | EPC Rating E this has an enchanting dual aspect with mullion windows, a fireplace and an ensuite shower room. In all about 0.73 acres Stairs from the landing lead to a further two The property bedrooms, both with walk-in wardrobes, and a Approached via wooden gates and encircled family bathroom and a separate WC. The back by high stone walls, the house is hugely private stairs then lead to the second floor where there and yet situated within the heart of the village is a kitchenette leading to a bathroom with a roll with stunning views of the adjacent St. Andrew’s top bath and shower. Further accommodation Church. Unlisted, Cotfield House has a Victorian on the second floor consists of a study and three stone Façade, with a date stone indicating 1897, bedrooms, one of which is used as an office. and a Regency brick rear elevation and stone barns dating from the early 17th Century. A gravel The barn conversion runs to the north of the house drive leads from the main gates, which are and connects on the ground floor to the main electrically operated, and runs down to the house house via a boot room, which lies beyond utility providing plenty of parking space. room. It has a separate external entrance and boiler and, although currently configured to be an The front door opens into a hallway with wood integral part of the main house, could, with ease, flooring, which runs throughout the principal be converted into an annexe. On the ground floor reception rooms, and a working fireplace. To there is a large games room which, to the southern the left is the dining room which has a working end, has a door leading through to a garage but fireplace and a bay window. To the right, the also has French doors opening onto the driveway. drawing room has a working fireplace, original Stairs from the hall (boot room) lead up to a useful cornice, deep skirting, bay windows and French landing area with a study to the left and a gym to doors opening onto the garden. Beyond the the right. The far end of the gym has plumbing in drawing room are the main stairs with a cloakroom place to give the option of conversion to a kitchen underneath. Ahead, steps lead down to the snug as does the landing to create a bathroom. and, to the west, a corridor leads to both the music room, beside which is the access to a good sized

Outside In addition, there is convenient access to a To the left of the drive, when approaching number of airports including Birmingham the house, are two double garages and an International, Coventry and . adjacent store room. The beautifully planted and maintained gardens surround the house There are a number of sporting and recreational and contain mature and well cared for borders options in the area which include hunting with shrubs and trees. The centre piece is a specimen the Pytchley Hunt, golf at , fly Tulip tree which is to the west of the house. fishing and sailing at and , To the south, four symmetrically planted box racing at Warwick, Stratford-upon-Avon and hedging squares run adjacent to a stone terrace, Towcester and motor racing at Silverstone. which is perfect for al fresco dining. Beyond this is a wooden pergola festooned by a wisteria. Directions To the east is another terrace area with a From Northampton, take the A508 due north. pedestrian entrance onto Church Lane. On reaching , take a left within village along the Spratton Road which will Location lead to Spratton. When in the village, take the Cotfield House is located in the heart of the second main left along Church Road passing popular village of Spratton St. Andrew’s Church on your left. On passing the within walking distance of the one of the church, there is a turning to Church Lane on the most popular day preparatory schools in left and, immediately beyond this on the left are the region, Spratton Hall, a leading school in the wooden gates of Cotfield House. Northamptonshire, which was referred to in the Good Schools Guide as an “extraordinary General school”. There is an excellent Church of Method of sale: The property is offered Primary School within the village with several for sale freehold with vacant possession other good schools within easy reach which upon completion. include Hall, Bilton Grange and Services: Mains gas, water, electricity and Guilsborough Comprehensive as well as the drainage are connected. Gas fired central heating. public schools at Rugby, Oakham, Oundle, Council Tax: Band G and Uppingham. Local Authority: District Council Tel: 01327 871100 The village has a strong sense of community Rights of way, etc: The sale is subject to all which includes St Andrews parish church with rights of support, public and private rights of its Café Doris, The Kings Head with an award way, water, light, drainage and other easements, winning restaurant, bar and coffee shop, Sauls, quasieasements, and wayleaves, all or any who are award winning butchers, a village store, other like rights, whether mentioned in these hairdressers, playing fields and a village hall. The particulars or not. parish website provides a wealth of information Reference: MKH4891 at www.spratton.org.uk

Lying just eight miles to the north of Northampton, Spratton is superbly positioned to take advantage of the midlands motorway network with the M1 13 miles away (J16 for the south or J18 for the north) and the M6 16 miles away (J1). Trains to London are readily available from either Northampton or Wellingborough both of which take from a little over 45 minutes.

Seat Office/Study Utility Sky Sky 4.10 x 3.95 4.03 x 3.65 13'5" x 13'0" 13'3" x 12'0" (Maximum) (Maximum) Kitchen/Breakfast Room Snug 10.13 x 4.75 4.64 x 3.87 33'3" x 15'7" 15'3" x 12'8"

Sky Sky Bedroom 6 Boot Room 4.15 x 3.60 Bedroom 7/ 13'7" x 11'10" Sky Office (Maximum) 5.12 x 4.13 16'10" x 13'7" Kitchen Sky 2.75 x 1.76 9'0" x 5'9" Sky 5.94 x 2.70 19'6" x 8'10" Store 3.57 x 2.42 Gym Dining Room Drawing Room 11'9" x 7'11" F/P 6.36 x 4.54 Bedroom 5/ Sky 8.54 x 4.30 Games Room Music Room 6.76 x 4.53 Sky 28'0" x 14'1" 8.47 x 4.29 3.83 x 3.54 20'10" x 14'11" 22'2" x 14'10" Art Room (Maximum) 27'9" x 14'1" 12'7" x 11'7" (Maximum) (Maximum) 4.27 x 3.48 (Maximum) (Maximum) 14'0" x 11'5" (Maximum) Second Floor

Floorplans Sky Ground Floor Main House internal area 6,419 sq ft (596 sq m) Seat Sky Seat Garage internal area 700 sq ft (65 sq m) Office/Study Utility Seat Sky Office/Study Utility Sky 4.10 x 3.95 4.03Office/Study x 3.65 Utility Sky Sky 4.10 x 3.95 4.03 x 3.65 Store internal area 121 sq ft (11 sq m) 13'5" x 13'0" Sky 13'3"4.10 x 12'0" x 3.95 4.03 x 3.65 13'5"First x 13'0" Floor Sky 13'3" x 12'0"Kitchen/Breakfast Room Snug (Maximum) (Maximum)13'5" x 13'0" 13'3"Kitchen/Breakfast x 12'0" Room Snug Bedroom 4 Bedroom 3 (Maximum) (Maximum)Garage 2 10.13 x 4.75 4.64Kitchen/Breakfast x 3.87 Room Snug For identification purposes only. Above (Maximum) Seat (Maximum)10.13 x 4.75 4.64 x 3.87 5.12 x 3.62 4.80 x 3.95 5.47 x 5.17 33'3" x 15'7" 15'3" x 12'8"10.13 x 4.75 4.64 x 3.87 33'3" x 15'7" 15'3" x 12'8" 16'10" x 11'11" 15'9" x 13'0" Office/Study17'11" x 17'0" Utility Sky 33'3" x 15'7" 15'3" x 12'8" Games Room (Maximum) Sky 4.10 x 3.95 4.03 x 3.65 Sky Sky Bedroom 6 13'5" x 13'0" Sky Sky 13'3" x 12'0" Bedroom 6 Boot Room (Maximum) (Maximum)Sky Sky Kitchen/Breakfast Room Snug 4.15 x 3.60 Bedroom 7/ Bedroom 6 Boot Room 10.13 x 4.75 4.64 x 3.87 13'7" x 11'10" 4.15 x 3.60 Bedroom 7/ Boot Room Office 4.15 x 3.60 Bedroom 7/ Sky 33'3" x 15'7" 15'3" x 12'8" (Maximum) 13'7" x 11'10" Office Sky Cellar 5.12 x 4.13 13'7" x 11'10" Office Sky (Maximum) 5.12 x 4.13 6.36 x 4.64 16'10" x 13'7" (Maximum) 5.12 x 4.13 16'10" x 13'7" Sky Sky 20'10" x 15'3" Kitchen Bedroom 6 16'10" x 13'7" (Maximum) Kitchen Boot Room 2.75 x 1.76 Kitchen 4.08 x 3.004.15 x 3.60 Sky 2.75 x 1.76 Bedroom 7/ Sky 9'0" x 5'9" 2.75 x 1.76 13'5" x 9'10"13'7" x 11'10" Sky Sky 9'0" x 5'9" Office Pantry 9'0" x 5'9" (Maximum) 5.12 x 4.13 Sky 5.94 x 2.70 Seat Sky 5.94 x 2.70 16'10" x 13'7" Sky 19'6" x 8'10" 5.94 x 2.70 Store Office/Study Utility Sky 19'6" x 8'10" Store Garage 1 19'6" x 8'10" 3.57 x 2.42 Kitchen Store 4.10 x 3.95 4.03 x 3.65 Dining Room Principal Bedroom 2.75 x 1.763.57 x 2.42 Sky Gym Sky 7.49 x 5.12 Dining Room Drawing Room 11'9" x 7'11" 3.57 x 2.42 13'5" x 13'0"Sky Gym13'3" x 12'0"Games Room Music Room F/P 6.36 x 4.54 Dining Room Drawing Room Bedroom 5/ 5.22 x 4.55 9'0" x 5'9"11'9" x 7'11" Bedroom 2 8.54 x 4.30 Gym 24'7" x 16'10" F/P 6.36 x 4.54 6.76 x 4.53 Drawing Room BedroomSky 5/ 11'9" x 7'11" (Maximum) Sky 8.54 x 4.30(Maximum) 8.47 x 4.29 Kitchen/BreakfastGames Room Room 3.83 x 3.54 20'10"MusicSnug x Room 14'11" CellarF/P 6.36 x 4.54 6.76 x 4.53 Art Room 17'2" x 14'11" SkyBedroom 5/ 4.83 x 4.54 28'0" x 14'1" Sky 8.54 x 4.30 Sky(Maximum) Games Room 20'10"Music x 14'11" Room 22'2" x 14'10" 6.76 x 4.53 Art Room Sky 28'0" x 14'1" 27'9" x 14'1" 8.4710.13 x 4.29x 4.75 12'7" x 11'7" 4.64(Maximum)3.83 x 3.87 x 3.54 20'10" x 14'11" 22'2" x 14'10"5.94 x 2.70 4.27 x 3.48 Art Room 15'10" x 14'11" (Maximum) 28'0" x 14'1" 8.47 x 4.29 (Maximum)3.83 x 3.54 (Maximum) 22'2" x 14'10" 4.27 x 3.48 (Maximum) (Maximum) 27'9"33'3" x x14'1" 15'7" (Maximum) 15'3"12'7" x 12'8" x 11'7" (Maximum) (Maximum)19'6" x 8'10" 14'0" x 11'5" 4.27 x 3.48 Store (Maximum) 27'9" x 14'1" 12'7" x 11'7" (Maximum) 14'0" x 11'5" (Maximum) (Maximum) (Maximum) 14'0" x 11'5" 3.57 x 2.42 (Maximum) (Maximum) (Maximum) Gym Dining Room Drawing Room (Maximum) 11'9" x 7'11" Sky Sky F/P 6.36 x 4.54 Bedroom 6 Bedroom 5/ Sky 8.54 x 4.30 Games Room Music Room Second Floor 6.76 x 4.53 Sky Boot Room 8.47 x 4.29 3.83 x 3.54 20'10" x 14'11" 4.15 x 3.60 SecondBedroom 7/ Floor Art Room 28'0" x 14'1" 13'7" x 11'10" 22'2" x 14'10" Second Floor (Maximum) 27'9" x 14'1" 12'7" x 11'7" (Maximum) (Maximum)Office 4.27 x 3.48 SkySky (Maximum) 14'0" x 11'5" Sky (Maximum) (Maximum) 5.12 x 4.13First Floor Sky Store Ground FloorGround Floor 16'10" x 13'7" (Maximum) Sky Seat 4.29 x 2.63 Ground Floor SkyOffice/Study 14'1" x 8'8" Utility TheSky position & size of doors, windows, appliancesKitchen and other features are approximate only. Sky 2.75 x 1.76 Second Floor Sky Sky 4.10 x 3.95 4.03 x 3.65 13'5" x 13'0" 13'3" x 12'0" Denotes restricted9'0" x 5'9" head height Sky Kitchen/Breakfast Room Snug FirstSky Floor (Maximum) (Maximum) 5.94 x 2.70 Ground Floor First Floor 10.13 x 4.75 4.64 x 3.87 Bedroom 4 Bedroom 3 GarageFirst 2 Floor © ehouse.19'6" x 8'10" Unauthorised reproduction prohibited. Drawing ref. dig/8283592/MKBBedroomStore 4 Bedroom 3 GarageSky 2 33'3" x 15'7" 15'3" x 12'8" 5.12 x 3.62 4.80 x 3.95 Bedroom 4 Bedroom 3 Above 5.47 x 5.17 Garage 2 5.12 x3.57 3.62 x 2.42 4.80 x 3.95 Above 5.47 x 5.17 Dining Room 16'10" x 11'11" 15'9" x 13'0" 5.12 x 3.62 4.80 x 3.95 Gym 17'11"Above x 17'0" 5.47 x 5.17 Drawing Room 16'10" x11'9" 11'11" x 7'11" 15'9" x 13'0" Games Room 17'11" x 17'0" F/P 6.36 x 4.54 Bedroom 5/ 16'10" x 11'11" 15'9" x 13'0" Sky 8.54 x 4.30 GamesGames RoomRoom(Maximum) Music Room 17'11" x 17'0"Sky Sky 6.76 x 4.53 Sky Bedroom 6 8.47 x 4.29 Games Room(Maximum)3.83 x 3.54 20'10" x 14'11" Art Room 28'0" x 14'1" Boot Room(Maximum) 22'2" x 14'10" 4.15 x 3.60 Bedroom 7/ (Maximum) 27'9" x 14'1" First Floor12'7" x 11'7" (Maximum) 4.27 x 3.48 13'7" x 11'10" Garage 2 (Maximum) Bedroom 4 OfficeBedroom 3 (Maximum) Sky (Maximum) 14'0" x 11'5" (Maximum) Above 5.47 x 5.17 (Maximum) 5.12 x 3.62 5.12 x4.80 4.13 x 3.95 Cellar 16'10" x 11'11" 16'10" 15'9"x 13'7" x 13'0" 17'11" x 17'0" Cellar Games Room 6.36 x 4.64 Cellar (Maximum) 6.36 x 4.64 Kitchen 20'10" x 15'3" Second6.36 x 4.64 Floor 20'10" x 15'3" 2.75 x 1.76 Sky (Maximum) 20'10" x 15'3" 4.08 x 3.00 (Maximum) 9'0" x 5'9" 4.08 x 3.00 Sky (Maximum) 13'5" x 9'10" 4.08 x 3.00 Sky Ground Floor 13'5" x 9'10" 5.94 x 2.70Pantry Cellar 13'5" x 9'10" Sky Pantry 19'6" x 8'10" 6.36 x 4.64 Pantry Store 20'10" x 15'3" 3.57 x 2.42 Garage 1 Dining Room Gym Garage 1 (Maximum)Drawing Room 11'9" x 7'11" Sky 7.49 x 5.12 Games RoomGarage 1 Music Room F/P 6.36 x 4.54 Principal Bedroom Bedroom 5/ 4.08 x 3.00 8.54 x 4.30 7.49 x 5.12 6.76 x 4.53 Principal Bedroom Bedroom 2 Sky13'5" x 9'10" 28'0"24'7" x 14'1" x 16'10" 8.47 x 4.297.49 x 5.12 3.83 x 3.54 20'10" x 14'11" 22'2" x 14'10"5.22 x 4.55 Principal BedroomArt Room Bedroom 2 First Floor 24'7" x 16'10" Cellar 5.22 x 4.55Pantry 4.83 x 4.54 Bedroom 2 Garage 2 (Maximum)(Maximum) 27'9" x 14'1"24'7" x 16'10" 12'7" x 11'7" (Maximum) Bedroom 4 (Maximum)Bedroom17'2" x 14'11" 3 5.22 x4.27 4.55 x 3.48 4.83 x 4.54 (Maximum) Cellar 17'2" x 14'11" 15'10" x 14'11" 4.83 x 4.54 Above 5.47 x 5.17 (Maximum)(Maximum) (Maximum) Cellar5.12 x 3.62 4.80 x 3.95 17'2" x14'0" 14'11" x 11'5" 15'10" x 14'11" 17'11" x 17'0" 16'10" x 11'11" 15'9" x 13'0" (Maximum) 15'10" x 14'11" Garage 1 Games Room (Maximum) 7.49 x 5.12 Principal Bedroom 24'7" x 16'10" Second Floor 5.22 x 4.55 Bedroom 2 (Maximum) Cellar 17'2" x 14'11" 4.83 x 4.54 Sky 15'10" x 14'11" Cellar Ground Floor Store First Floor Sky Store 6.36 x 4.64 First Floor 4.29 x 2.63 Store First Floor 4.29 x 2.63 20'10" x 15'3" 14'1" x 8'8" 4.29 x 2.63 14'1" Thex 8'8" position & size of doors,(Maximum) windows, appliances and other features are approximate only.4.08 x 3.00 14'1"The x 8'8" position & sizeThe ofposition doors, &windows, size of doors, appliances windows, and appliancesother features and are other approximate features are only. approximate only. Denotes restricted head height 13'5" x 9'10" First Floor Denotes Pantryrestricted head height Garage 2 Store Denotes restricted head height Bedroom 4 BedroomFirst 3 Floor ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8283592/MKB 5.12 x 3.62 4.80 x 3.95 Above ©5.47 x 5.17 4.29© x 2.63 ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8283592/MKB Garage 1 17'11" x 17'0" 14'1" x 8'8" The© ehouse. position Unauthorised & size of doors, reproduction windows, appliancesprohibited. andDrawing other ref. features dig/8283592/MKB16'10" x 11'11" are approximate15'9" x 13'0" only. 7.49 x 5.12Games Room (Maximum) Principal Bedroom 24'7" x 16'10" Denotes5.22 x 4.55 restricted head height Bedroom 2 (Maximum) Cellar 17'2" x 14'11" 4.83 x 4.54 © ehouse. Unauthorised reproduction prohibited. Drawing ref.15'10" dig/8283592/MKB x 14'11" Cellar 6.36 x 4.64 20'10" x 15'3" Market Harborough (Maximum) 4.08 x 3.00 13'5" x 9'10" 34-38 The Square, Market Harborough StoreLE16 7PA First Floor Pantry 4.29 x 2.63 14'1" x 8'8" The position & sizeGarage of doors, 1 windows, appliances and other features are approximate only. 7.49 x 5.12 Principal Bedroom 01858 433123 24'7" x 16'10" Denotes restricted head height 5.22 x 4.55 Bedroom 2 (Maximum) Cellar 17'2" x 14'11" 4.83 x 4.54 [email protected] © ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8283592/MKB 15'10" x 14'11" struttandparker.com

@struttandparker Store First Floor 4.29 x 2.63 IMPORTANT14'1" NOTICE x 8'8" The position & size of doors, windows, appliances and other features are approximate only. /struttandparker Strutt & Parker LLP gives notice that: 1. These particulars do not constitute anDenotes offer or contractrestricted or part head thereof. height 2. All descriptions, photographs and plans are for guidance only and should not be relied upon as statements or representations of fact. All measurements are approximate and not necessarily to scale. Any prospective purchaser must satisfy themselves of the correctness of the information within the particulars by inspection or otherwise. 3. Strutt & Parker LLP does not have any authority to give any representations or warranties whatsoever© ehouse. in relation Unauthorised to this property reproduction (including but prohibited. not limited to Drawing planning/building ref. dig/8283592/MKB regulations), nor can it enter into any contract on behalf of the Vendor. 4. Strutt & Parker LLP does not accept responsibility for any 60 offices across England and Scotland, expenses incurred by prospective purchasers in inspecting properties which have been sold, let or withdrawn. 5. If there is anything of particular importance to you, please contact this office and Strutt & Parker will try to have the information checked for you. including Prime Central London Photographs taken March 2017. Particulars prepared March 2017.