MANOR FARM HOUSE •

MANOR FARM HOUSE 2 ROAD • ISHAM • NN14 1HW

An outstanding period Grade 2 listed country house, with large private gardens, outbuildings and games room, together with a paddock, stables and ménage, overall approximately 2.80 acres.

SUMMARY Detached manor farm house in the heart of Isham Over 3,600 sq.ft of versatile accommodation over two floors 4 Principal Reception Rooms • Kitchen/Breakfast Room • Games Room 4 Double Bedrooms • 3 Bathrooms

OUTSIDE Additional 440 sq.ft games barn with gym and mezzanine day room directly accessed from the main house Outbuildings • Mature Private Gardens • Paddock • Ménage and Stabling • Gated Driveway

01832 732188 www.bletsoes.co.uk

Bletsoes, 49-51 High Street, Thrapston, Northamptonshire NN14 4JJ Situation Manor Farm House is located in the heart of the village of Isham. The property is conveniently located approximately 3 miles to the south of and 1 mile to the west of . Direct rail services are available from Kettering to London St Pancras (60 mins) and there is good access onto the A14 (junction 9), leading to the M1/ M6 and A1(M).

Isham benefits from a Church of Primary School, The Lilac public house, the Church of St Peters, a village hall and a cricket club. The nearby towns of Kettering and Burton Latimer offer a varied range of shopping facilities, supermarkets, doctor’s surgeries, hotels, public houses and various sports clubs. More extensive shopping, leisure and recreational facilities are available at Rushden Lakes (9 miles) and a whole range of services are available at Market Harborough (14 miles) and Peterborough (30 miles).

The area enjoys good schooling with primary education available in Isham and nearby in , and thereafter at numerous secondary schools nearby. Private education is also available at well-respected schools including St Peter’s School, Kettering, School and Kimbolton School.

Accommodation Manor Farm House comprises an outstanding Grade 2 listed stone farmhouse with paddock land, ménage and stabling, overall set in approximately 2.80 acres. The property also benefits from large private gardens and a sweeping gravel driveway, leading from gated access to the road. The well maintained and presented accommodation has been sympathetically restored by the current owner to a high standard.

This spacious farmhouse of approximately 3668 sq.ft is the library with a patio door and a multi fuel/wood the kitchen to the utility area with doors leading to (340.7 sq.m) is arranged over two floors and offers burning stove, leading into the study with a connecting a walk-in storage cupboard and cloakroom with w/c. four principal reception rooms and four double door to the games room. The library also leads through bedrooms, together with considerable additional flexible to the snug which benefits from underfloor heating, To the first floor is a landing, giving access to a accommodation. The property benefits from gas-fired and continues into the kitchen/breakfast room which magnificent master bedroom overlooking the attractive central heating and in part the windows are sealed also benefits from French doors to the patio and garden. gardens, with en-suite access to a large family bathroom double-glazed units. The kitchen comprises a range of light oak fitted wall with freestanding roll top bath and separate shower, and base units with matching central island and granite which also has access to the landing. There is a further On the ground floor is a reception hall with attractive tile work surfaces, an electric AGA cooker, a twin Belfast sink, double bedroom with an en-suite shower room, and flooring and galleried staircase to the first-floor landing, wine fridge, and built in appliances. The utility room is two further double bedrooms are separated by a large a cloakroom with w/c and doors leading to a dining accessed from the kitchen with a window and door to bathroom with Jack & Jill connecting doors. Open railed room with feature fireplace, oak flooring and a large bay the rear garden, a range of base unit cupboards and a stairs also lead down to the mezzanine room and gives window, and a living room with an open fire and a large Belfast sink unit. Under floor heating continues through access to the snug, games room and gym area. bay window to the front. Also leading from the hallway Principal Measurements Living Room 21’5” x 20’1” (6.52m x 6.11m) Dining Room 21’4” x 17’11” (6.49m x 5.47m) Library Room 14’9” x 13’2” (4.49m x 4.01m) Study 14’0” x 10’0” (4.26m x 3.04m) Snug 14’6” x 13’11” (4.41m x 4.23m) Kitchen/ Breakfast 19’9” x 14’7” (6.02m x 4.45m) Utility Room 14’10” x 13’4’’ (4.52m x 4.07m) Bedroom One 20’2’’ x 17’6” (6.14m x 5.34m) Bedroom Two 18’1” x 17’5” (5.52m x 5.32m) Bedroom Three 14’8” x 14’4” (4.46m x 4.38m) Bedroom Four 16’8” x 14’6” (5.08m x 4.42m) Day Room 13’9” x 9’5” (4.18m x 2.86m) Games Room 20’3” x 9’5” (6.16m 2.86m) Gym 12’5 x 9’5’’ (3.79m x 2.86m)

TOTAL APPROX. FLOOR AREA 340.7 SQ.M. (3668 SQ.FT.)

Whilst every attempt has been made to ensure the accuracy of the floor plan contained here, measurements of doors, windows, rooms and any other items are approximate and GROUND FLOOR no responsibility is taken for any error, omission, or mis-statement. This plan is for illustrative APPROX. FLOOR purposes only and should be used as such by any prospective purchaser. The services, systems and appliances shown have not been tested and no guarantee as to their operability or efficiency AREA 186.7 SQ.M. can be given. Made with Metropix ©2018 (2010 SQ.FT.)

FIRST FLOOR APPROX. FLOOR AREA 154.0 SQ.M. (1658 SQ.FT.)

Important Notice Bletsoes for themselves and for the vendors of this property whose Selling Agent they are, give notice that: (i) all statements contained in these particulars as to the property are made without responsibility on the part of the agents or the vendors for any error, mis-statement or omission whatsoever. (ii) none of the statements contained in these particulars are to be relied on as a statement or representation of fact or as any part of the contractual description of the property. (iii) any intending purchaser must satisfy himself by inspection or otherwise as to the correctness of each of the statements contained in these particulars. (iv) the vendors do not make or give, and neither agents nor any person in their employment have any authority to make or give any representation or warranty whatsoever in relation to this property. Finally: The property being open to inspection, purchaser(s) shall be deemed to have full knowledge of the state and condition thereof as to the ownership of any tree, boundary or any part of the property. Should any dispute arise between the vendors and the purchaser(s) upon any point not involving a question of law arising out of these particulars, stipulations or plans as to the interpretation it shall be referred to the arbitration of the Selling Agent whose decision shall be final and binding on all parties to the dispute and in every such arbitration the Selling Agent shall decide how the costs of such reference shall be borne. Particulars prepared and photographs taken: June2019.

Outside To the front of the property, there is an extensive lawn area with mature trees and a gravelled parking area extending from a sweeping driveway which continues to the north side of the property and provides generous parking for a number of vehicles. To the rear and side of the property is an attractive ornamental garden with extensive split level patio areas - ideal for outdoor entertaining, and beautiful planted areas with shrubs and an array of trees which screen to the boundary. Private access via a winding pathway, leads to a pedestrian gateway to the front elevation of the property.

Beyond a mature hedge is a large paddock, together with two stables and a ménage (20m x 40m), which benefits from water, and floodlighting. All of which are accessed near the gated entrance immediately to the west side of the grounds or from a second double gate leading into the paddock. General Information Tenure Freehold

Outgoings Council Tax Band G

Local Authority Wellingborough District Council

Viewing All viewings are strictly by appointment only through the seller’s agent, Bletsoes – 01832 732188

Energy Performance Certificate Exempt as Listed Building

Money Laundering To comply with current Money Laundering Regulations, any successful purchaser/purchasers will be asked to provide proof of identity and we will therefore need to take copies of a passport/ driving licence and a recent utility bill (not more than three months old). This information is required prior to Solicitors being instructed.

Measurements & Other Information All measurements are approximate. While we endeavour to make our sales particulars accurate and reliable, if there is a point which is of particular importance please do contact Bletsoes who will be pleased to check the information for you, particularly if you are contemplating travelling some distance to view the property. Within Easy Reach

Rushden Lakes: 9 miles Luton Airport: 45 miles Santa Pod: 12 miles Kettering: 3 miles Birmingham Airport: 50 miles Silverstone: 30 miles Market Harborough: 14 miles : 55 miles Peterborough: 30 miles

Train Times to London Huntingdon: 24 miles Wellingborough: 2 miles Wellingborough: 50 mins Towcester: 25 miles Pytchley Lodge: 2 miles Kettering: 60 mins Newmarket: 55 miles Overstone Park: 9 miles