35, BILLINGTON ROAD WEST , LE9 7SD

The Rural & Development Agents

35, BILLINGTON ROAD WEST ELMESTHORPE LEICESTERSHIRE

Hinckley 3 miles, 9 miles, Nuneaton 6 miles (distances approximate)

A unique sort after former settlement holding, with tremendous scope for extension, including a range of outbuildings and adjoining paddocks

Main Residence An immaculate former settlement property comprising Entrance Hall, Shower Room, WC, Dining Room/Bedroom Lounge, Kitchen, Conservatory and two bedrooms to the first floor

Car Port

Established Garden with Decked Entertaining Area

Workshops and Paddocks

35, BILLINGTON ROAD WEST, ELMESTHORPE

LOCATION Elmesthorpe village is an attractive village close to , which has a range of local amenities, more extensive amenities can be found in Leicester.

The property has easy access to the motorway network via the M69 and M1, with Mainline Railway Stations located at Nuneaton and Leicester and Airports at East (Nottingham) and Birmingham International.

35, BILLINGTON ROAD WEST ELMESTHORPE LEICESTERSHIRE

35 Billington Road West is a rare opportunity to purchase an extended settlement property located in the sought after settlement holdings area of Elmesthorpe. The property is in excellent condition and offers many potential purchasers to extend or maintain it as it stands with its excellent layout and superb grounds and workshops. The property benefits from a well established garden with herbaceous borders together with a wooden decked entertaining area and orchard area. Two timber workshops/garaging and an adjoining pasture paddock.

THE ACCOMMODATION 35 Billington Road West is entered via a front door which leads to the OUTSIDE hallway. Through the hallway, doors lead to the Dining Room/Bedroom, Lounge, WC, and Shower room with walk in shower and pedestal basin. The property is approached via a concrete drive which leads to a timber framed car port. The lounge benefits from a wood panelled floor and also recently installed There is an extensive decked area with Gazebo and LED lighting which surrounds wood burner fire. A spiral staircase leads to the first floor, with doors a pond. leading to the kitchen and outside patio area. The kitchen has a tiled floor, together with an extensive range of modern and fitted floor and wall An area of orchard trees adjoins the house in a patio area with extensive lawned mounted units, tiled splash backs and single sink with drainer and mixer area with herbaceous borders. There are two timber garden sheds. taps. There is a fitted stainless steel Smeg gas cooker with oven under. Doors lead from the kitchen to the Conservatory and the patio. The THE BUILDINGS Conservatory benefits from plumbing for a washing machine and door to Two timber Workshops / Garages, one with an adjoining lean-to. Both benefit from the outside. concrete flooring and electricity.

First floor Two bedrooms with access to the loft space. One bedroom with bathroom off with a recently fitted Combi boiler.

35, BILLINGTON ROAD WEST, ELMESTHORPE

THE LAND To the rear of the property is a grass paddock totalling 4.5 acre’s (approximately) again with access from the Crescent.

REMARKS AND STIPULATIONS

Plans and Particulars These are believed to be correct but their accuracy is not guaranteed and no claim can be admitted for any errors or discrepancies.

Services Mains water, electricity, drainage and gas are connected to the property. Central heating is via a gas fired system.

Councils Local: District Council County: Leicester County Council

Council Tax Band - E Council Tax payable for the year 2011/2012 £1767.84

Satellite Navigation/Directions The post code for this property is LE9 7SD

From Station Road Elmesthorpe, turn into Bridle Path Road, proceed to the crossroads and take a right turn into Billington Road West and the property is located immediately in front of you.

Further Enquiries and Viewings For further information and an appointment to view please contact Richard Newey on 0116 281 4931

Printed by Ravensworth 01670 713330

35, BILLINGTON ROAD WEST, ELMESTHORPE

IMPORTANT NOTICE 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not reply on statements by Fox Bennett 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 Fox Bennett nor any joint agent has any authority to make any representations about the property and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessors(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. 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 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. Photographs dated: June 2011 Particulars dated: June 2011

Printed by Ravensworth 01670 713330

35, BILLINGTON ROAD WEST, ELMESTHORPE

"Insert Picture" Fox Bennett 6 Lewis Court Grove Park, Enderby Leicestershire LE19 1SD

Tel: 0116 289 4719

The Rural & Development Agents