Little Walton Farmhouse Little Walton | Pailton | Rugby | | CV23 0QL

Little Walton Farmhouse Cover.indd 3 20/11/2018 10:18 LITTLE WALTON FARMHOUSE

A beautifully maintained former farmhouse situated in an idyllic position in a small hamlet north of Rugby.

Little Walton Farmhouse Cover.indd 4 20/11/2018 10:18 Little Walton Farmhouse has been greatly improved and extended significantly over recent years, to create a wonderful family home, in a peaceful and secluded position in a small hamlet just outside the village of Pailton in Warwickshire. The original farmhouse dates back to the 1850’s but this unlisted character home has had the benefit of recent extensions to increase the accommodation significantly. The house now has six/seven bedrooms, two with en suite shower rooms and a family bathroom. The versatile ground floor, has a dining room, sitting room, kitchen/breakfast room, conservatory, cloakroom, utility room and snug. The property is beautifully situated with a 0.5 acre plot of south facing gardens, predominantly to the front, with beautiful views of the neighbouring fields and a driveway that leads to the double garage and parking area.

Little Walton Farmhouse Pages.indd 1 20/11/2018 10:16 If I had to pick a favourite room it would probably be the sitting room,” says Susan. “In the summer it stays very cool, but in winter it’s wonderfully cosy and warm and it’s nice to be able to sit in there and enjoy the garden whatever the weather.”

Little Walton Farmhouse Pages.indd 2 20/11/2018 10:16 Ground Floor The property’s traditional entrance door is in the oldest part of the building and a double-glazed entrance door leads into a large hallway with oak flooring, understairs storage cupboard, stairs rising to the first floor and entrances serving both the dining room and sitting room. The sitting room has exposed ceiling beams, a variety of exposed brickwork around the attractive wood burner which has a raised hearth, there is a double-glazed bay window affording views of the south facing gardens and a double-glazed window to both side aspects. The dining room also shares similarities with the sitting room with its exposed ceiling beams, double glazed windows to both side aspects and a variety of built in cabinetry providing additional storage. In turn, a door from here leads to the large kitchen/breakfast rom which has double glazed windows to the front and rear, there is a ceramic tiled floor, a one and a half bowl sink and drainer with mixer tap set beneath the window that looks over the garden and a variety of matching base and wall mounted units with work surface. There is also a built-in fridge, space and plumbing for a dishwasher, a built in four ring halogen hob with extractor hood over, beneath this is an electric oven and grill. Again, there are exposed ceiling beams and then a glazed door leads off to the inner lobby which provides access to the conservatory, secondary staircase to the first floor, an array of built in cupboard spaces and cloak cupboard which also houses the electrical consumer unit and a door to the utility room. The cloakroom has a low-level WC, wash basin, ceramic tiled floor and mid height tiling. There is also an extractor hood and steam resistant mirror. Neighbouring this is the utility room which has a stainless-steel sink and drainer, space for a condenser dryer and washing machine, there is also a matching range of base and wall mounted units and space for an upright fridge/freezer. There is a door from the lobby that leads to the double garage and further glazed doors that lead to the snug which has double glazed French style patio doors that lead to the rear and also a double-glazed window overlooking the rear area of the property. There is an exposed brick wall, a matching oak floor and understairs storage cupboard.

Little Walton Farmhouse Pages.indd 3 20/11/2018 10:16 Little Walton Farmhouse Pages.indd 4 20/11/2018 10:16 Little Walton Farmhouse Pages.indd 5 20/11/2018 10:16 Seller Insight

Little Walton Farmhouse is a beautiful period home that occupies an extremely picturesque setting in the glorious Warwickshire countryside. “We purchased the property 18 years ago and for me it was the location that was the biggest attraction,” says Susan. “It sits at the end of a quiet country lane amongst a small community of just five houses, and although we’re surrounded by virtually noting but rolling countryside we can hop in the car and be in Rugby, or even in a matter of minutes. It’s a place that I’d say offers that perfect combination of peace and seclusion, but without isolation.”

“The house was in good condition and nicely proportioned when we bought it, but over time we’ve done quite a lot of work to enhance it further. We’ve changed a lot of the flooring downstairs to solid oak and tiles, we’ve updated the decor and we’ve also added a beautiful conservatory and what we like to call ‘the west wing’. It’s a large extension that’s given us a downstairs toilet, utility room and a TV room as well as a further two bedrooms and a study above. It has a separate staircase leading up to the bedrooms and study, so it’s great if you have children who want their own space and it’s also ideal for guests because they have a nice degree of separation.”

“We’ve made a lot of improvements to the house as a whole, but we’ve by no means stripped it of its original character and charm. It still retains some gorgeous features such as the lovely old beams, an inglenook in the living room and there’s lots of exposed brickwork, and we’ve mirrored those features in the newer section of the house, so the old blends beautifully with the new. It’s a really comfortable house and very spacious, and we’ve been extremely happy here.”

“It’s so incredibly peaceful here and the views are just stunning, but it’s nice to know that everything we might want or need is just a short car journey away,” says Susan. “We’re almost equidistant from both Rugby and Lutterworth, and Elliott’s Field, which is a huge shopping park is only a ten-minute drive from here. We also have an amazing farm shop just five minutes down the road, so we’re spoilt for choice.”

“There are just five houses on the lane and although we’re not in each other’s pockets, we definitely look out for each other,” says Susan. “We have summer BBQs and get-togethers at Christmas… There’s just a really nice sense of community here.”

“This has been a fantastic family home and we’ve had some wonderful times here, but it’s the location that I think I’ll miss most,” says Susan. “I love the peace, the tranquillity and the fact that I can come home and feel as if I’m miles from anywhere.”*

* These comments are the personal views of the current owner and are included as an insight into life at the property. They have not been independently verified, should not be relied on without verification and do not necessarily reflect the views of the agent.

Little Walton Farmhouse Pages.indd 6 20/11/2018 10:16 Little Walton Farmhouse Pages.indd 7 20/11/2018 10:16 First Floor From the stairs that come from the hallway there is a variety of stripped doors that lead off to the family bathroom and four well proportioned bedrooms. The master bedroom has delightful views of the south facing gardens and neighbouring fields via dual aspect windows, there is also a door that leads to the en suite shower room with corner shower cubicle, enclosed WC, wash basin with mixer tap with vanity unit under and built in cupboard space that has hanging rails. Across the landing is an attractive single room which overlooks the side aspect and neighbouring this is a further single bedroom with double glazed windows to both side and rear and a built-in cabin style bed with storage. One of the larger bedrooms faces the front of the property and has attractive views of the garden and LED downlighters. Adjacent to this is the large attractive family bathroom with his and hers wash basins which are set on a granite surface with drawer sets beneath, contemporary style chrome towel rail, shower cubicle with electric shower over, low level WC and panelled bath. There are ceramic tiles to both floor and walls. The secondary staircase leads off the inner lobby and provides access to a further two well proportioned bedrooms, one is currently used as study and has views of the rear and side and aspect and has access to the roof void while the larger double room has delightful views of the garden and a built in walk in wardrobe and a further door that leads to the en suite shower room which has a low level WC, wash basin with vanity unit, shaver point, heated chrome towel rail and a shower cubicle with a thermostatically controlled shower over. A further door leads off to an additional room which is situated just above the garage which provides the perfect independent living space for a teenager or elderly relative and could work as a work from home office if so desired. It has two Velux conservation roof windows to the rear aspect, a double-glazed window to the side aspect and three doors providing eaves storage space.

Little Walton Farmhouse Pages.indd 8 20/11/2018 10:16 Little Walton Farmhouse Pages.indd 9 20/11/2018 10:16 Little Walton Farmhouse Pages.indd 10 20/11/2018 10:16 Little Walton Farmhouse Pages.indd 11 20/11/2018 10:17 Little Walton Farmhouse Pages.indd 12 20/11/2018 10:17 Little Walton Farmhouse Pages.indd 13 20/11/2018 10:17 Outside The south facing gardens are predominantly situated at the front of the Little Walton Farmhouse with outstanding views across the neighbouring farmland. The garden is laid mainly to lawn with a variety of well-shaped flower borders and trees dotted around the garden. There is a pathway that leads from the parking area to the traditional entrance door, small side garden and a large patio and terrace which sits just outside of the conservatory in a south facing environment. There is also a pond with water feature, outside tap, outside lighting and a large timber storage shed.

Little Walton Farmhouse Pages.indd 14 20/11/2018 10:17 We’re also very fortunate to have a lovely big south-facing garden that extends to around half an acre,” continues Susan. “We have a patio and a pretty little pond just outside the conservatory, and another at the end of the garden that overlooks the surrounding fields, so there are a couple of really nice places to sit out and relax. The rest of the space is mainly laid to lawn and dotted with fruit trees, and through an arch in the hedge is another area that we call ‘the secret garden’. The children have their trampoline out there and it’s a nice place to sit and catch the last rays of sun.”

Little Walton Farmhouse Pages.indd 15 20/11/2018 10:17 LOCATION

Little Walton is a small Hamlet approximately half a mile outside the village of Pailton, which lies at a crossroads of three roads, one towards Rugby (10 minutes), one towards Lutterworth (10 minutes), and and Coventry (20 minutes) and there is a choice of good public houses in both Easenhall (The Golden Lion) and The Old Lion in nearby Harborough Magna & The Denbigh Arms in . Rugby is an ideal town for commuting to London Euston with a Virgin fast train service providing access to London in less than 50 minutes. There is also immediate access to the A5, M1 & M6 road networks making commuting simple. The nearby village of Monks Kirby has an excellent primary school. Rugby also has junior and senior schools including the two Grammar schools Lawrence Sheriff and Rugby High School. Private education is available at Rugby School, Bilton Grange, King Henrys & Bablake in Coventry, Warwick boys school and at nearby Princethorpe College. For shopping there is a Waitrose in the market town of Lutterworth which is around five miles away and a more extensive range of shopping is available in Rugby which is six miles away. Just a couple of miles away in Stretton under Fosse there is a local farm shop offering local produce.

Little Walton Farmhouse Pages.indd 16 20/11/2018 10:17 Little Walton Farmhouse Pages.indd 17 20/11/2018 10:17 Parking Entrance to the parking area is made via a five-bar gate which leads onto a tarmac driveway and provides hardstanding for a number of vehicles. There is a turning point and direct access to the double garage with electric roller doors.

Services Oil Fired central heating, private drainage to a septic tank, broadband, mains electricity and mains water are connected.

Local Authority Rugby Borough Council Council Tax Band G.

Viewing Arrangements Strictly via the vendors sole agents Fine & Country on (01788) 820062.

Opening Hours Monday to Friday 9.00 am - 5.30 pm Saturday 9.00 am - 4.30 pm

Registered in and Wales. Company Reg. No. 09929046 VAT No: 232999961 Head Office Address 1 Regent Street Rugby CV21 2PE copyright © 2018 Fine & Country Ltd.

Little Walton Farmhouse Pages.indd 18 20/11/2018 10:17 Agents notes: All measurements are approximate and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given that they are in working order. Internal photographs are reproduced for general information and it must not be inferred that any item shown is included with the property. For a free valuation, contact the numbers listed on the brochure. Printed 20.11.2018

Little Walton Farmhouse Pages.indd 19 20/11/2018 10:17 Little Walton Farmhouse Pages.indd 20 20/11/2018 10:17 FINE & COUNTRY

Fine & Country is a global network of estate This unique approach to luxury homes marketing agencies specialising in the marketing, sale and delivers high quality, intelligent and creative rental of luxury residential property. With offices concepts for property promotion combined with in the UK, Australia, Egypt, France, Hungary, Italy, the latest technology and marketing techniques. Malta, Namibia, Portugal, Russia, South Africa, Spain, The Channel Islands, UAE, USA and West We understand moving home is one of the Africa we combine the widespread exposure of the most important decisions you make; your home international marketplace with the local expertise is both a financial and emotional investment. and knowledge of carefully selected independent With Fine & Country you benefit from the local property professionals. knowledge, experience, expertise and contacts of a well trained, educated and courteous team of Fine & Country appreciates the most exclusive professionals, working to make the sale or purchase properties require a more compelling, sophisticated of your property as stress free as possible. and intelligent presentation - leading to a common, yet uniquely exercised and successful strategy emphasising the lifestyle qualities of the property.

The production of these particulars has generated a £10 donation THE FINE & COUNTRY to the Fine & Country Foundation, charity no. 1160989, striving to relieve homelessness. FOUNDATION Visit fineandcountry.com/uk/foundation 6

Little Walton Farmhouse Cover.indd 6 20/11/2018 10:18 Fine & Country Tel: +44 (0)1788 820 062 [email protected] 5 Regent Street, Rugby, Warwickshire CV21 2PE

Little Walton Farmhouse Cover.indd 1 20/11/2018 10:18