Woodlands, 28 Warren Hill, , Offers in excess of £1,750,000 44 Granby Street, , , LE1 1DH Tel: 0116 255 8666 Email: [email protected]

Web: www.mooreandyork.co.uk Estate Agents Lettings Valuers Mortgages

An extremely rare opportunity to purchase a stunning, bespoke, beautifully adapted and re-appointed, 5 bedroomed, detached home of quality, charm and character situated in the heart of the renowned and enjoying outstanding views from one of the region's finest addresses. The accommodation over two levels includes a reception hall, delightful sitting room, superb kitchen\diner with family area, utility room, family bathroom, 2 ground floor bedrooms, 3 first floor bedrooms, family shower room and a rooftop terrace. A separate Annexe offers a self-contained first floor flat, ground floor studio/office with shower room off, car port and double garage. The landscaped 3 acre plot includes delightful formal gardens surrounding the property and affording magnificent views over surrounding countryside. EPC C.

GENERAL INFORMATION: GENERAL DESCRIPTION: CANOPY PORCH The sought-after village of Newtown Linford is situated to the north of Situated in the heart of the renowned Charnwood Forest and enjoying With external lantern style lighting and access through twin panelled Leicester within the renowned Charnwood Forest which is well known outstanding views from one of the finest addresses in Leicestershire, this entrance doors to: for its popularity in terms of convenience for ease of access to the afore- detached residence of quality, charm and character has been beautifully mentioned centre of employment, as well as the market towns of adapted and reappointed to offer accommodation arranged over two RECEPTION HALL Melton Mowbray, , Ashby-de-la-Zouch and , the levels briefly comprising a reception hall, a delightful sitting room, a 27'9 max. x 15'10 max. (8.46m max. x 4.83m max.) M1\M69\M42 motorway network for travel north, south and west, and superb kitchen\diner with family area, separate utility room, two ground With American oak stripped flooring, twin sealed unit double glazed the International Airport at Castle Donington. floor bedrooms and a family bathroom. To the first floor are three windows fitted with venetian blinds, feature exposed stonework to two further bedrooms, a family shower room with three-piece white suite walls, two central heating radiators, wall-mounted alarm control panel, and a roof top terrace affording glorious views across adjoining coved ceiling with recessed spotlighting and return staircase rising off to The combined villages of Newtown Linford, , Charnwood Forest countryside and Reservoir. first floor with cloaks cupboard under. The hall leads to: Swithland and Anstey offer a fine range of local amenities including shopping for day-to-day needs, schooling for all ages, regular bus services to both Leicester and Loughborough, and a fine range of recreational amenities including the renowned , and the adjoining and Swithland Reservoirs. Newtown Linford itself has a tennis club, junior school, village cricket club, public house and Church. THE LOCATION: Warren Hill is one of the most desirable residential addresses in north Leicestershire, set within the Charnwood Forest - an outstanding area of rural beauty which surrounds Bradgate Park, from which the property is situated just a stones throw away.

The park is a Leicestershire landmark with its centrepiece being the ruins of Bradgate House, one of the earliest Brick Built Country houses in and the childhood home of Lady Jane Grey who was Queen of England for just nine days in 1553. The park covers well over 800 acres and offers dramatic rocky outcrops, ancient oaks and is bisected by the which provides a natural boundary to the Deer sanctuary and There is also a separate annexe comprising a self-contained first floor leads eventually to and nearby Swithland Woods. flat, ground floor studio/office with shower room off, car port and a double garage.

The forest area is situated mainly in the Charnwood district and is classified as an upland tract with much of its elevation being in excess of The property occupies three acres to a landscaped plot including 600 ft above sea level and contains many scenic parks for walking, golf delightful formal gardens which surround the property and offer courses and many equestrian/leisure facilities too. magnificent views over the surrounding countryside. DETAILED ACCOMMODATION

ON THE GROUND FLOOR: FINE SITTING ROOM DINING KITCHEN WITH FAMILY AREA 23'10 x 20'3 (7.26m x 6.17m) 16'10 x 43'0 (5.13m x 13.11m) (into bay), with magnificent sealed unit double glazed wide bay picture Of split-level design and comprising: window affording glorious views across the rolling Charnwood Forest countryside towards and beyond, American oak Estate Agents Lettings Valuers Mortgages stripped flooring, three central heating radiators, feature cast-iron log burning stove to slate hearth, sealed unit double glazed picture window fitted with venetian blind, TV points, coved ceiling with two light fittings and triple spotlight cluster. Glazed double doors lead to:

FITTED KITCHEN With units and equipment including one-and-a-half bowl polycarbonate sink and drainer unit with hot and cold mixer tap inset to L-shaped FAMILY AREA polished granite worktop with range of American oak hardwood cupboard and drawer units under, tiled splashbacks and sealed unit With sealed unit double glazed picture windows to side and rear aspects, double glazed window fitted with blind over. Integrated appliances part sealed unit double glazed pitched roof, Indian slate flooring and two including 'Britannia' cooking range comprising double oven and six-plate central heating radiators. The family area is open-plan and split-level to: ceramic hob with tiled splashback and matching stainless steel cooker hood over, integrated 'Miele' dishwasher, together with 'Liebherr' fridge \freezer and 'Panasonic' microwave set within a single wall cupboard. Also with Indian slate flooring, triple, double and single wall cupboards, two breakfast bars with drawers and cupboards under, double tall-boy cupboard and coved ceiling with recessed spotlighting. Door to:

DINING AREA With Indian slate flooring, central heating radiator, exposed feature granite wall, coved ceiling with spotlighting and twin sealed unit double glazed French doors to rear garden terrace. The dining area is split-level and open-plan to: UTILITY ROOM BEDROOM 5 OR STUDY ON THE FIRST FLOOR: 14'0 x 6'3 (4.27m x 1.91m) 10'10 x 15'6 (3.30m x 4.72m) AN ATTRACTIVE DOUGLAS FIR RETURN STAIRCASE AND MATCHING With units and equipment including Belfast style sink unit with hot and With sealed unit double glazed windows fitted with venetian blind to BALUSTRADED LANDING with feature chandelier, twin double spotlight cold mixer tap inset to L-shaped American oak hardwood worktop with two elevations, American oak stripped flooring, central heating radiator, fittings and twin part sealed unit double glazed French doors to: range of matching cupboards under, tiled splashbacks and sealed unit coved ceiling with quadruple strip lighting and fitted desk unit with Estate Agents Lettings Valuers Mortgages double glazed window with blind over. Also with 'Miele' washing drawer and cupboard under and shelved matching bookcase adjacent machine, 'Miele' tumble dryer, 'Beko' fridge\freezer and 'Viessmann' also with four storage drawers under. wall-mounted gas fired central heating boiler also supplying domestic hot water. Also with Indian slate flooring, central heating radiator, double wall cupboard, twin double shelved tall-boy cupboards and part sealed unit double glazed external door off.

From the Reception Hall, there is also access to: BEDROOM 4 12'0 x 15'8 (3.66m x 4.78m) With American oak stripped flooring, coved ceiling with light fitting and range of twin double hanging and shelved wardrobes with inset wash hand basin having two drawers under, two mirrors, shelving and three cupboards over. Also with twin sealed unit double glazed French doors with matching side windows to side garden terrace. SPACIOUS ROOFTOP BALCONY With tiled flooring and affording glorious views across adjoining BATHROOM Charnwood Forest countryside, Swithland Reservoir and all the way to the Wolds and beyond. Being fully tiled with three-piece coloured suite comprising panelled bath with hot and cold mixer tap and wall-mounted shower attachment incorporating flexi hose to sliding track, together with glazed shower screen, low flush w.c. and wash hand basin inset to vanitory unit with drawer, double and single store cupboards under, mirror and strip lighting over. Also with tiled floor, two heated towel rails and coved ceiling with light fitting. VIEW FROM BALCONY MASTER BEDROOM SUITE Comprising: BEDROOM 1 20'3 into dormer z 15'4 (6.17m into dormerEstate Agents z4.67m)Lettings Valuers Mortgages (into dormer), with sealed unit double glazed window fitted with venetian blind, two central heating radiators, twin bedside reading lights, ceiling mounted light fitting and built-in cupboard with mirror fronted door. Also with range of built-in furniture comprising double and single hanging and shelved wardrobes and matching dressing table having knee-hole and six drawers under and mirror over. Twin part sealed unit double glazed double French doors to the rooftop balcony.

BEDROOM 2 16'2 into dormer x 9'6 (4.93m into dormer x 2.90m) With twin sealed unit double glazed windows fitted with venetian blind, triple built-in mirror-fronted hanging and shelved wardrobes, central heating radiator and roof void access. BEDROOM 3 OUTSIDE: DOUBLE INTEGRAL GARAGING 13'7 x 11'0 (4.14m x 3.35m) The property is set well back from Warren Hill and is approached via an 19'4 x 18'4 (5.89m x 5.59m) (into dormer), with sealed unit double glazed dormer window fitted with electrically operated gate and a 275 yard long gravelled driveway lined With twin double oak garage doors, strip lighting, central heating venetian blind affording glorious view over east Leicestershire to with specimen shrubs and bushes, mature trees and lawned areas. The radiator, gas meter and electric fuse box. Swithland Reservoir and beyond, central heating radiator, American oak driveway opens up into a gravelled courtyard providing extensive off- Estate Agents Lettings Valuers Mortgages stripped flooring, ceiling light fitting and recessed bookshelving. road parking and giving access to a large oak framed and panelled CAR PORT OUTBUILDING constructed by 'Prime Oak' which offers a first floor 8'6 x 19'7 max. (2.59m x 5.97m max.) Annexe, a ground floor Studio, garaging and car port, as described With strip lighting. below. LARGE OUTBUILDING ANNEXE Comprising:

FAMILY SHOWER ROOM With three-piece white suite comprising fully tiled shower enclosure with 'Grohe' wall-mounted shower unit incorporating overhead shower, separate side jets and additional handset, all set within glazed shower cubicle with matching door, pedestal wash hand basin and low level w.c. Also with tiled floor, heated towel rail\radiator, electric shaver point, ADJOINING GROUND FLOOR FLAT\ recessed ceiling spotlighting and two wall light fittings with inset mirror. 17'10 max. x 15'0 max. (5.44m max. x 4.57m max.) STUDIO\OFFICE\PLAY ROOM, with Indian slate flooring, sealed unit double glazed picture screen affording magnificent view over Charnwood Forest and the countryside of east Leicestershire and built-in worktop with two drawers, two double cupboards under, sealed unit double glazed window over. Also with central heating radiator, security alarm control panel and two ceiling light fittings. Door to: SHOWER ROOM With three-piece white suite comprising fully tiled shower cubicle with glazed shower door and screen and fitted with wall-mounted shower unit incorporating flexi hose to sliding track, low level w.c. and wash hand basin to vanitory unit with hot and cold mixer tap, two double cupboard under, twin double tall-boy cupboards adjacent, tiled splashback and sealed unit double glazed window over. Also with Indian slate flooring, upright heated towel rail\radiator, washing machine, quadruple spotlight fitting and further wall cupboard housing 'Baxi' wall- mounted gas fired central heating boiler also supplying domestic hot water. ON THE FIRST FLOOR: EXTERNAL SIDE OAK STAIRCASE gives access to: FIRST FLOOR APARTMENT Comprising: LIVING KITCHEN BEDROOM GROUNDS 25'9 x 12'9 (7.85m x 3.89m) 10'9 x 13'9 (3.28m x 4.19m) The main residence sits towards the middle of the plot and is With light oak laminate flooring, three central heating radiators, three With light oak laminate flooring, two central heating radiators, sealed surrounded by beautifully landscaped grounds including split-level slate sealed unit double glazed dormer windows with blinds affording glorious unit double glazed 'Velux' roof light with internal blind and sealed unit terraces featuring inset and adjoining borders of specimen shrubs and views over east Leicestershire, four sealed unit double glazed 'Velux' double glazed dormer window with blind affording superb rural view. bushes, an extensive lawned area withEstate a variety Agents Lettingsof matureValuers treesMortgages and a roof lights with blinds, recessed ceiling spotlighting and part sealed unit fish pond. double obscure glazed external door with matching side windows. The fitted kitchen units include a single bowl polycarbonate sink and drainer unit with hot and cold mixer tap inset to U-shaped oak worktop with range of drawers and cupboards under, and integrated four-plate ceramic 'Neff' cooking hob with tiled splashback and three-speed stainless steel extractor hood over and integrated refrigerator. The living kitchen is open-plan to:

SHOWER ROOM With three-piece white suite comprising fully tiled shower enclosure with wall-mounted shower unit incorporating flexi hose to sliding track, together with glazed shower door and screen, low level w.c. and wash hand basin to vanitory unit with hot and cold mixer tap, tiled splashback and range of drawers and cupboards under. Also with slate tiled floor, electric shaver point, recessed ceiling spotlighting and sealed unit double glazed dormer window with blind affording lovely view.

INNER HALL With light oak laminate flooring and central heating radiator. Access off to: MAKING AN OFFER: From the side and rear terraces, there are superb views over adjoining As part of our service to our Vendors, we have a responsibility to ensure Charnwood Forest countryside across to Swithland Reservoir, the Wolds that all potential buyers are in a position to proceed with any offer they and beyond. make and would therefore ask any potential purchaser to speak with our Mortgage Advisor to discuss and establishEstate howAgents theyLettings intendValuers to fundMortgages their purchase. Additionally, we can offer Independent Financial Advice and Discerning purchasers will be amazed at the superb location of this are able to source mortgages from the whole of the market, helping you hillside home, ideally suited to anyone seeking privacy and seclusion. secure the best possible deal and potentially saving you money. GARDEN VIEWS 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 SERVICES: apparatus, fixtures or fittings and no guarantee can be given or implied All mains services, except drainage, are understood to be connected that they are connected, in working order or fit for purpose. We may not (drainage is to a septic tank). Central heating is gas fired and electric have had sight of legal documentation confirming tenure or other details power points are fitted throughout the property which is double glazed and any references made are based upon information supplied in good with sealed units and benefits from a security alarm system. The faith by the Vendor. property also benefits from an integrated pure water system by 'Franke' to the kitchen taps, an in-built vacuum cleaning system by 'Beam' and an air purification system by 'Villavent'. The Vendor(s) of this property has (have) completed a Property Information Questionnaire which provides prospective purchasers with FIXTURES AND FITTINGS: important information about the property which you may wish to All fixtures and fittings mentioned in the sales particulars, together with consider before viewing or making an offer. Please enquire with the fitted floor coverings, light fittings, curtains and blinds, are included in relevant office if you would like to view a copy. the sale.

VIEWING: Please would you contact Moore & York to check the availability of any Strictly through Moore & York Ltd., who will be pleased to supply any property and make a viewing appointment via ourselves before further information required and arrange appropriate appointments. embarking on any journey to see a property to avoid disappointment. FLOOR PLANS: Purchasers should note that if a floor plan is included within property particulars it is intended to show the relationship between rooms and does not reflect exact dimensions or indeed seek to exactly replicate the layout of the property. Floor plans are produced for guidance only and are not to scale. Purchasers must satisfy themselves of matters of importance by inspection or advice from their Surveyor or Solicitor.

Directions From the A6 just south of Loughborough, proceed southbound towards Quorn from the 'One Ash' roundabout and turn right at the traffic lights into Woodhouse Road. Proceed into the village of Woodhouse and turn left into School Lane adjacent to the village Church. Continue into Brand Lane and after quite some distance, bear right at 'Swithland Cross' into Swithland Road, in the direction of Newtown Linford. At Roecliffe crossroads, proceed straight on and heading up the incline, the property will be eventually found on the left hand side.

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.

Contact us on 44 Granby Street, Leicester, Leicestershire, LE1 1DH Tel: 0116 255 8666

IMPORTANT: All measurements are approximate. Floor plans and plot plans are carefully measured but are approximate and for guidance only. These details are prepared by ourselves on instruction of the property owner and any fixtures, services and equipment referenced within have not been tested by Moore & York and no Warranty(ies) can be given. These particulars are intended to give a fair representation of the property but accuracy cannot be guaranteed, nor do they in any way constitute an offer or contract. No person in our employment is able to make factual claims or give guarantees regarding this property – if there are points you wish to have clarified before making an offer please make enquiries with ourselves directly or via your appointed legal advisor.

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