Crab Mill House LEA • • Crab Mill House LEA • MALMESBURY WILTSHIRE • SN16 9NF

A beautifully presented period family house within walking distance of Malmesbury.

Entrance hall • Drawing room • Dining room (currently used as a Family room) • Kitchen/breakfast room Utility room • Cloakroom • Master bedroom with en-suite bathroom • 4 further bedrooms • 2 further bathrooms • Study Dressing room • Double garage • Gardens

Malmesbury 2 miles • M4 (J17) 6 miles • Tetbury 8 miles 9 miles ( Paddington 80 minutes) railway station 10 miles (London Paddington 75 minutes) • railway station 14 miles (London Paddington 60 minutes) • 14 miles (All distances and times are approximate) Malmesbury Crab Mill House • Crab Mill House is situated on the edge of the village of Lea • Crab Mill House is a handsome late Georgian semi-detached and there is also a study. The second floor has two children’s which is approximately 2 miles from the historic market town of mill house with wonderful views over open countryside. bedrooms and a bathroom. Malmesbury but as the crow flies is within walking distance via • We believe the original part of the property, formerly the mill, Gardens and grounds footpaths over fields. The village itself has an excellent Church dates back to the early 17th century, with the front of the of England primary school, a pub (The Rose and Crown), • The property is approached via a small no through lane. house being a later extension dating from 1832. Many of the playground, village hall and a Church. Opposite the house there is a double garage with a garden property’s original features are still in place such as working store behind. • Malmesbury town offers a comprehensive range of sash windows with shutters, a lovely Georgian staircase, amenities including, doctors, dentists, restaurants, pubs and exposed timber beams and attractive period fireplaces. • The gardens are split into three parts; at the front of the house supermarkets including a Waitrose. there is a small east facing courtyard which catches the • The accommodation is arranged over three floors and ideal for morning sun. A stable door leads from the breakfast room to • The property is also within easy reach of Cirencester, family living. On the ground floor there is a large entrance hall a private paved west facing terraced area which has wonderful Tetbury, Swindon and . The local area has excellent with built in cupboards and a feature fireplace, there are two views over open countryside. The main garden is walled and communications with railway stations at Kemble (9 miles) and good size reception rooms both of which have fireplaces and is predominately laid to lawn with raised beds at one end and a Chippenham (10 miles) as well as Swindon mainline railway wonderful views. The kitchen/breakfast room has bespoke veranda (with original iron-work) over a paved terrace adjoining station (14 miles). The M4 (J17) is easily accessible providing handmade units and a three oven electric Aga. the rear of the house. efficient links to London and the West Country. • On the first floor, the master bedroom overlooks the garden and • There are first class education facilities locally with well- has an en-suite bathroom and a small dressing room next to Services attended primary and secondary schools and popular private it. There are two further bedrooms on this floor as well as the Mains water and electricity are connected. Private drainage. Oil schools throughout the area. Malmesbury secondary school family bathroom which has recently been beautifully updated fired central heating. has an “outstanding” Ofsted rating. Approximate Gross Internal Floor Area = 257.2 sq m / 2768 sq ft Garage / Workshop = 42.1 sq m / 453 sq ft Fixtures and fittings Total = 299.3 sq m / 3222 sq ft

Only those mentioned in these sales particulars are This plan is for guidance only and must not be relied upon as a included in the sale. All others, such as fitted curtains, statement of fact. Attention is drawn to the Important Notice on the last page of the text of the Particulars light fittings, garden ornaments etc., are specifically excluded but may be made available by separate negotiation. Bedroom 6.56 x 3.59 Local authority 21'6 x 11'9 Wiltshire Council – telephone 01249 706 111 Dn

Garage Bedroom Directions (SN16 9NF) 5.27 x 5.00 3.76 x 3.29 17'3 x 16'5 12'4 x 10'10 From Malmesbury take the B4042 towards Swindon, after about 1 mile out of the town take the left turning sign posted to Lea. On entering the village take the first Workshop road on the left signed Crab Mill Lane. Follow the lane Oil 5.68 x 2.69 Tank 18'8 x 8'10 Second Floor for about quarter of a mile, the lane bends round to the left and the house will be found on the right hand side. Bedroom (Not Shown In Actual Location / Orientation) Kitchen / Breakfast Room 4.00 x 2.70 7.18 x 4.00 13'1 x 8'10 23'7 x 13'1

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Up Up Study Utility Room Dining / Family Room B 4.38 x 2.93 4.16 x 2.84 5.02 x 4.21 14'4 x 9'7 13'8 x 9'4 16'6 x 13'10 Bedroom 3.88 x 2.57 12'9 x 8'5

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Up IN Courtyard Drawing Room Hall 5.63 x 4.23 5.73 x 2.38 18'6 x 13'11 18'10 x 7'10 Bedroom 4.88 x 3.54 16'0 x 11'7

Ground Floor First Floor

Important Notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on Energy Efficiency Rating statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to 01285 659771 make any representations about the property, and accordingly any information given is entirely without responsibility on Gloucester House, Dyer Street, the part of the agents, seller(s) or lessor(s). 2. Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. Cirencester GL7 2PT 3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in [email protected] other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. Viewing by appointment only. Particulars dated January 2016. KnightFrank.co.uk Photographs dated January 2016. Ref: AW/ Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names.