575000 the Old Forge, 28 Main Street, Houghton-On-The-Hill, LE7

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The Old Forge, 28 Main Street, Houghton-on-the-Hill, LE7 9GD

• Spacious Detached Cottage • Office, Study & Breakfast Kitchen • Full of Charm & Character • 5 Bedrooms, Bath & Shower Rooms • Cloaks/WC & 3 Reception Rooms • Garage, Parking & Lovely Garden

A Period detached cottage of charm and character dating back, in part, to circa 1750 when the property was used as the village Forge, offering spacious, flexibly arrangeable, gas centrally heated, part double glazed, extended, family sized accommodation including an enclosed storm porch, entrance hall, fitted cloakroom, family or playroom, dining room, sitting room, inner hall, study, breakfast kitchen, office, five good bedrooms, separate bath and shower rooms, garage, additional multiple off-road parking spaces within a vehicular courtyard and a lovely, large, cottage style rear garden, situated at the heart of the Conservation Area of this favoured east Leicestershire village. EPC E.

£575,000 GENERAL INFORMATION: ENCLOSED STORM PORCH The sought-after village of Houghton-on-the- With twin oak entrance doors, quarry tiled Hill is situated in east Leicestershire and is well floor with mat well, side window, ceiling light known for its popularity in terms of fitting and double shelved meter cupboard off. convenience for ease of access to the centres Access through multi-pane inner door to: of Leicester, the market towns of Melton Mowbray, Oakham, Uppingham and Market Harborough, as well as the A1\M1\M69\A14 & A46 major road networks for travel north, south, east and west, the East Midlands, Birmingham and Coventry International Airports, the rolling countryside of east Leicestershire with its many scenic country walks and golf courses and Rutland Water with its fishing, sailing, cycling and walking pursuits.

Houghton-on-the-Hill also offers a fine range of local amenities including shopping for day- to-day needs, schooling, two Public Houses, regular bus services to the Leicester City ENTRANCE HALL centre and a wide variety of recreational With quarry tiled floor, central heating amenities. Houghton-on-the-Hill also lies radiator and beamed ceiling with twin within the catchment area of Oadby for the spotlight fittings. Step up to: locally renowned Gartree High School and Beauchamp College (both rated outstanding CLOAKS RECESS by OFSTED). With engineered oak stripped floor, fitted coat pegs and beamed ceiling with strip lighting. GENERAL DESCRIPTION: Door to: Dating back, in part, to circa 1750 and formerly used as the village Forge, this detached FITTED CLOAKROOM cottage of charm and character is situated at With two-piece white suite comprising low the heart of the Conservation Area of this flush w.c. and wash hand basin with tiled favoured east Leicestershire village. The splashback. Also with engineered oak stripped property offers spacious, extended, family floor, central heating radiator, beamed ceiling, sized accommodation briefly comprising ceiling light fitting and obscure glazed window. enclosed storm porch, entrance hall, cloakroom, family or playroom, dining room, sitting room, inner hall, study, breakfast kitchen and office. To the first floor are five bedrooms, separate bathroom and shower room, an attached garage, multiple off-road parking spaces to a vehicular courtyard and a lovely, cottage style rear garden.

The flexibly arrangeable, gas centrally heated, part double glazed accommodation is laid out over two floors, as described below:- DETAILED ACCOMMODATION ON THE GROUND FLOOR: From the cloaks recess, an oak door leads to: FAMILY ROOM OR PLAYROOM SITTING ROOM 12'8 x 9'10 (3.86m x 3.00m) 20'8 x 13'5 (6.30m x 4.09m) With engineered oak stripped floor, front and With 'Morso' cast-iron solid fuel stove to side windows fitted with venetian blinds, two feature brick fireplace with flagstone hearth central heating radiators and quadruple and hardwood mantel shelf, twin windows to spotlight cluster. This room was formerly part front elevation, central heating radiator and of the old Forge. Step up and oak door to: twin sealed unit double glazed French doors with matching side screens to rear garden terrace. Also with side window, four double wall light fittings, ceiling light point, roof void access and walk-in storage cupboard.

DINING ROOM 12'10 x 14'4 (3.91m x 4.37m) With front picture window, beech wood floor, working open brick fireplace with matching hearth and quarry tiled mantel shelf, TV point, central heating radiator, two ceiling mounted spotlight fittings, additional light point and multi-pane external door to front. Step and door to: INNER HALL BREAKFAST KITCHEN With central heating radiator with book 16'6 x 14'3 (5.03m x 4.34m) shelves over, two double wall light fittings, With units and equipment including two-and- staircase rising off to first floor with store a-half bowl stainless steel sink and drainer unit cupboard under, heavily beamed ceiling and with hot and cold mixer tap inset to parana part glazed external door to the lovely rear pine worktop with plumbing for automatic cottage garden. Door to: washing machine, plumbing for dishwasher and range of drawers and cupboards under, sealed unit double glazed picture window fitted with roller blind over, together with corner cupboard, space for range style cooker, gas and electric cooker points, 'Ventaxia' extractor unit, range of two double and single corner cupboards and space for fridge\freezer. Also with terrazzo tiled floor, central heating radiator with sealed unit double glazed window over, two sets of wall shelves and heavily beamed ceiling. Part obscure glazed door to:

STUDY 7'6 x 7'3 (2.29m x 2.21m) With central heating radiator, side window, TV point and heavily beamed ceiling with light fitting. UTILITY LOBBY ON THE FIRST FLOOR: 6'8 x 11'10 max. (2.03m x 3.61m max.) DOG-LEG STAIRCASE AND SPACIOUS LANDING With terrazzo tiled floor, rolled edge worktop with rear sealed unit double glazed window with utility space under, central heating fitted with blind, recessed spotlight fitting, radiator, stable-style external door to rear secondary ceiling light point and in-built garden with sealed unit double glazed window shelved storage cupboard. The landing leads adjoining, beamed ceiling, triple spotlight to: cluster, part obscure glazed external door to vehicular courtyard and recessed hanging and shelved cloaks area with ceiling mounted light fitting. OFFICE 9'4 x 14'0 max. (2.84m x 4.27m max.) With windows to both sides, central heating radiator and beamed ceiling.

BEDROOM 1 (FRONT) 14'7 x 10'5 (4.45m x 3.18m) (plus wardrobe recess), with range of furniture comprising three double built-in hanging and shelved wardrobes with matching over cupboards, central heating radiator, recessed ceiling mounted spotlighting and sealed unit double glazed picture window. FAMILY BATHROOM BEDROOM 3 With three-piece white suite comprising pine 14'6 x 7'3 (4.42m x 2.21m) panelled bath with overhead shower unit With built-in double hanging and shelved incorporating flexi hose to sliding track, wardrobe with matching over cupboard, side together with shower curtain and rail, pedestal and rear windows, recessed ceiling wash hand basin with tiled splashback and low spotlighting and roof void access. level w.c. Also with central heating radiator, electric shaver point, pine cabinet, quadruple spotlight cluster and sealed unit double obscure glazed window fitted with venetian blind.

INNER LANDING With side picture window and two wall light fittings. The inner landing leads to: SHOWER ROOM BEDROOM 2 (SIDE) With fully tiled shower cubicle enjoying wall- 12'8 x 8'4 (3.86m x 2.54m) mounted shower unit incorporating flexi hose With multi-pane window to side aspect, to sliding track, together with twin folding central heating radiator, fitted dressing table, glazed shower doors, recessed ceiling built-in cupboard housing 'Worcester' wall- spotlighting and ventilator. mounted gas fired central heating boiler also BEDROOM 4 (SIDE) supplying domestic hot water, quadruple 11'3 x 7'11 (3.43m x 2.41m) ceiling mounted spotlight cluster and built-in With central heating radiator, side window, storage cupboard with matching over beamed ceiling, roof void access, ceiling light cupboard. fitting and built-in wash hand basin to vanitory unit with tiled splashback, mirror and striplight over. BEDROOM 5 (REAR) SIDE\REAR GARDENS 11'2 x 9'7 (3.40m x 2.92m) The lovely, cottage style, side\rear garden With side window fitted with blind, central enjoys a crazy-paved terrace which can be heating radiator, wall light fitting, triple accessed from the Sitting Room, a shaped spotlight cluster, roof void access and built-in lawn with well stocked adjoining borders of double hanging and shelved wardrobe with flowers, specimen shrubs and bushes, a matching over cupboards. sunken patio with brick built barbecue and a LEAN-TO GREENHOUSE with a productive vine. The bottom end of the garden is beautifully screened with Leylandii.

OUTSIDE: The property enjoys a direct driveway from Main Street into a side vehicular courtyard providing extensive off-road parking for up to six vehicles and giving access to an ATTACHED GARAGE measuring 15'0 x 9'8 max. with light fitting, double doors to front and personal door to rear garden.

SERVICES: All mains services are understood to be available. Central heating is gas fired and ample electric power points are fitted throughout the property which is part double glazed with sealed units and benefits from a security alarm system. FIXTURES AND FITTINGS: All fixtures and fittings mentioned in the sales particulars, together with fitted floor coverings, some light fittings and blinds, are included in the sale. VIEWING: Strictly through Moore & York Ltd., who will be The Vendor(s) of this property has (have) pleased to supply any further information completed a Property Information required and arrange appropriate Questionnaire which provides prospective appointments. purchasers with important information about the property which you may wish to consider FLOOR PLANS: before viewing or making an offer. Please Purchasers should note that if a floor plan is enquire with the relevant office if you would included within property particulars it is like to view a copy. intended to show the relationship between rooms and does not reflect exact dimensions or indeed seek to exactly replicate the layout Please would you contact Moore & York to of the property. Floor plans are produced for check the availability of any property and guidance only and are not to scale. Purchasers make a viewing appointment via ourselves must satisfy themselves of matters of before embarking on any journey to see a importance by inspection or advice from their property to avoid disappointment. Surveyor or Solicitor. MAKING AN OFFER: As part of our service to our Vendors, we have a responsibility to ensure that all potential buyers are in a position to proceed with any offer they make and would therefore ask any potential purchaser to speak with our Mortgage Advisor to discuss and establish how they intend to fund their purchase. Additionally, we can offer Independent Financial Advice and are able to source mortgages from the whole of the market, helping you secure the best possible deal and potentially saving you money.

If you are making a cash offer, we will ask you to confirm the source and availability of your funds in order to present your offer in the best possible light to our Vendor. IMPORTANT INFORMATION: Although we endeavour to ensure the accuracy of property details we have not tested any services, heating, plumbing, equipment or apparatus, fixtures or fittings and no guarantee can be given or implied that they are connected, in working order or fit for purpose. We may not have had sight of legal documentation confirming tenure or other details and any references made are based upon information supplied in good faith by the Vendor.

Directions Proceed out of Leicester in an easterly direction along the A47 Humberstone\Uppingham Road, continuing through Humberstone, Thurnby and Bushby, towards Uppingham. Upon entering Houghton-on-the-Hill on the A47, take the second right into Main Street and the property can eventually be found on the left hand side of the road, as identified by the agents for sale board.

Surveys and Valuations Moore & York are able to offer a comprehensive Survey and Valuation service of residential property. We undertake all types of valuations including Market Valuations, RICS Homebuyer Survey and Valuation Reports, Valuations for Probate, Capital Tax purposes and Insurance Reinstatement Valuations.

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