Manor Farm Place, Welton, Northamptonshire, NN11 2JF

Guide Price: £875,000

A spacious single storey attached barn conversion in an idyllic location on the edge of the village with extensive gardens, overlooking its own paddock land of circa 5.02 acres. Also included are two agricultural buildings which provide an opportunity for conversion to alternative uses including residential, holiday lets or some form of commercial/workshop use (subject to usual consents). The property features open plan kitchen/dining and sitting area, together with a separate dining room and games room all with vaulted ceilings. There is a further sitting room, light and airy garden room and three double bedrooms, one with en suite; and family bathroom. In addition to the principal garden there is also a private enclosed courtyard garden accessed from the games room. In all the property sits on a plot of 6.06 acres. Features  Spacious single storey barn conversion  Open plan kitchen, dining and sitting room  Three further reception rooms  Master with en-suite bathroom  Two further double bedrooms  Extensive lawned gardens  Agricultural buildings with scope for alternative uses  Brick built storage/workshop  Paddock land of around 5.02 Acres  Energy rating - E

Location The highly regarded village of Welton is located about two miles north of the market town of Daventry and about 11 miles west of the county town of Northampton. The town of Rugby is approximately 7 miles to the north. The village has a fine parish church, village hall, public house and a primary school with an excellent reputation.

There is good access to the M1 motorway at junctions 16 and 18, as well as train services from Rugby, Long Buckby (2 and a half miles) and Northampton, with services to London Euston with journey times of around one hour.

There is a wide range of both state and independent schools in the area catering for all age groups. Sporting activities in the area include golf at Daventry, Staverton and Hellidon Lakes, sailing at Draycote Water, Pitsford and Hollowell Reservoirs, horse racing at Towcester and motor racing at Silverstone.

The area is well known for its canal system and there are a number of marinas for narrow boats.

Ground Floor The “heart of the house” is the light and airy open plan kitchen and On the other wing, a spacious corridor leads to the bedrooms and The property is formed in an “H” shape with entrance hall and sitting room, also with vaulted ceilings and exposed brickwork. The contains a large study recess suitable for the creation of a fourth sitting room connecting the two wings. The focal point of this sitting kitchen area has ample space for informal dining and is fitted in bedroom. room is the attractive stone fireplace, either side of which are arched range of cabinets with wood work surfaces and brick range recess. windows overlooking the courtyard. The master bedroom has dual aspect windows, fitted wardrobes and Twin brick arches lead through to the sitting area which features a en suite bathroom. There is a games room with high vaulted ceilings, pine panelling brick fireplace with solid fuel stove. along one wall, exposed ceiling timbers and arched window and There are two further double bedrooms each with windows doors also to the courtyard. Beyond this is a lovely garden room with tiled floor and full length overlooking the courtyard and family bathroom. sliding glazed doors leading to a sun terrace. Also on this wing of the property is a dining room, cloakroom with W.C and useful utility room.

Outside A double width five bar gate leads to an extensive parking and turning area; beyond this the drive way bisects a large expanse of lawn, bounded on one side by a high brick wall and on the other post and rail fencing and gate to the paddock land.

There is a paved sun terrace accessed from the garden room and a further enclosed and private courtyard garden to the rear. On the left hand side of the driveway is also a detached brick building in one half of which is the central heating boiler.

The other half was formally used as a shop and has a vaulted ceiling and quarry tiled floor.

In all the property extends to around 6.02 acres.

From the residential property a tarmac driveway leads down to a yard extending to about 0.56 acres and incorporating a concrete yard, woodland and spinney with two agricultural buildings and portable cabin.

Workshop (60’x30’) Steel portal frame with block walls to 8’, insulated cladding and roof, concrete floor, two sliding doors, electricity and water, oil fired Powermatic boiler providing heating.

Dutch Barn & Lean To (45’ x 27’) Steel framed, open fronted Lean To with concrete floor with tin clad sides and roof and attached open fronted timber and steel framed Log Store (15’ x 8’).

Planning In the opinion of the agent the building(s) provide an opportunity for conversion to alternative uses including residential, holiday lets or some form of commercial/workshop use.

The property will be offered for sale unconditionally and enquiries should be made directly to Daventry District Council or through independent planning advisers.

Land The land lies to the east of the property with access from the courtyard buildings and a separate access from the highway leading to an undulating pasture field extending to 5.02 acres with mature hedge and tree boundaries together with access to the brook running on the south east boundary.

The land would be suitable for agricultural or equestrian activities or other amenity use subject to obtaining the necessary planning consent.

Agents Note The vendor reserves the right via an overage to retain 30% of any uplift in value received from any development on the agricultural land for a period of 30 years from the point of sale.

The overage will not include the area of the farm buildings or house.

The overage will be triggered on the implementation of the planning consent or the disposal of the property subject to the planning consent; it will not be triggered on any agricultural or equestrian development.

Sporting, Timber & Mineral Rights All rights are believed to be held with the freehold owner and will be included within a sale.

Plan, Area & Description The plan is for identification purposes only.

The plan, area and description are believed to be correct in every way, but no claim will be entertained by the vendor or the agents in respect of any error, omissions or misdescriptions.

A spacious single storey attached barn conversion in an idyllic location on the edge of the village with extensive gardens, overlooking its own paddock land of circa 5.02 acres.

Viewing Strictly by prior appointment via the agents Howkins and Harrison on Tel; 01327 316880 or at our Rugby office, Tel; 01788 564680

Fixtures and Fittings Only those items in the nature of fixtures and fittings mentioned in these particulars are included in the sale. Other items are specifically excluded. None of the appliances have been tested by the agents and they are not certified or warranted in any way.

Services None of the services have been tested and purchasers should note that it is their specific responsibility to make their own enquiries of the appropriate authorities as to the location, adequacy and availability of mains water, electricity, gas and drainage services.

Local Authority Daventry District Council Tel :01327 871100

Council Tax Band- F

Howkins & Harrison Every care has been taken with the preparation of these Sales Particulars, but complete accuracy cannot be guaranteed. In all cases, buyers should verify matters for themselves. Where property alterations have been undertaken buyers should check that relevant permissions have been obtained. If there is any point, which is of particular importance let us know and we will verify it for you. These Particulars do not constitute a contract or part of a contract. All measurements 27 Market Street, Daventry, Northamptonshire NN11 4BH are approximate. The Fixtures, Fittings, Services & Appliances have not been tested and therefore no guarantee can be given that they are in working order. Photographs are provided for general information and it cannot be inferred that any item shown is included in the sale. Plans are provided for general guidance and are not to scale. Telephone Daventry Office 01327 316880 and Rugby Office 01788 564680 Email [email protected] [email protected] Web howkinsandharrison.co.uk Facebook HowkinsandHarrison Twitter HowkinsLLP Instagram HowkinsLLP