FIELD VIEW , 10 A GATEHOUSE LANE , S OUTH LUFFENHAM , R UTLAND FIELD VIEW , 10 A GATEHOUSE LANE , S OUTH LUFFENHAM , R UTLAND , LE15 8NN Field View is an immaculately presented and energy efficient family home, completed in 2010 and set on the edge of this desirable Rutland village with open countryside views to the rear. Uppingham 5.5 miles • Stamford 7 miles Excellent golf courses can be found nearby including door and steam function, microwave oven, warming Oakham 9 miles • Corby 10.5 miles (with direct trains Luffenham Heath and Greetham Valley. Rutland Water, drawer, two inset sinks, one with instant boiling water, to London St. Pancras from 68 minutes) a short drive away, offers varied sport and leisure induction hob with extractor fan, dishwasher, large Peterborough 18 miles (with direct trains to London amenities including trout fishing, sailing, windsurfing, fridge and coffee machine. The kitchen leads into a King’s Cross from 50 minutes) • Leicester 24 miles various cycle routes and nature reserves. lovely seating/dining area with roof lantern, fully glazed rear elevation and bi-fold doors to the side elevation, SITUATION The area is known for having a good range of state and making the most of the views across the garden and private schooling nearby, including the notable public Field View is located in the pretty Rutland village of fields beyond. schools of Stamford, Oakham, Uppingham and Oundle. South Luffenham where local amenities include two Accessed via the kitchen are the dining room and utility pubs, the Boot and Shoe and the Coach House, as well ACCOMMODATION room. The dining room has full length windows and as the church and village hall. The popular local primary Field View is approached over a block paved driveway French doors onto the dining terrace and rear garden. school is less than a mile away from the property in the giving plentiful parking and access to the garage and The utility room has a sink and space for a washing village of North Luffenham. front door. The house was constructed in 2010 and machine and tumble dryer, together with boiler finished to a high standard by the owners in 2011, with cupboard, oak worktops and door to the side elevation. Uppingham is a charming and flourishing market town many quality and bespoke features throughout the where you’ll find speciality shops and eateries, all house, including expertly crafted solid oak windows and Also to the ground floor is the integral single garage emanating from the Market Place, which holds a weekly doors, and underfloor heating throughout. with sink and electric door, downstairs cloakroom with market each Friday. The property is entered via a solid oak door into a porch WC and sink, along with useful storage cupboards with automatic lighting. Oakham is a similarly attractive market town with and through a glazed door onto the spacious entrance interesting architecture and landmarks, as well as hall beyond, from which can be accessed the sitting room, kitchen, WC and integral garage. The sitting From the entrance hall, oak stairs rise to the first floor thriving markets held on a Wednesday and Saturday. room has a beautiful bay window overlooking the front accommodation with consists of a large master elevation, engineered oak flooring, a stone fireplace bedroom suite, incorporating a large Juliette balcony The market town of Stamford is the largest o f the three surround with wood burner and an inset within the from which to enjoy the countryside views, large fitted local towns, renowned for its Georgian architecture and chimney to allow for a flat screen television. wardrobes/dressing room area, and spacious ensuite the famous George Hotel. The town has a good variety shower room with double sink. There is also a guest of restaurants, hotels and boutique shops as well as a The kitchen is wonderfully light, spacious and modern, bedroom which benefits from having views to the rear train station with good links to the north and south. It is floored with large polished porcelain tiles. The fitted elevation and an ensuite shower room. There are two also within walking distance of the beautiful Burghley kitchen has a mixture of 2 different cabinet finishes and further double bedrooms, one with large fitted House, which hosts a number of events throughout the a large central island, topped with silestone worktops wardrobes and a stylish family bathroom with year, including the Burghley Horse Trials. and integral appliances which include; oven with sliding freestanding bath and a separate shower. GARDENS FIXTURES AND FITTINGS The rear garden is fenced to all three elevations and is All curtains, light fittings and garden statuary are separated into several pretty areas, including dining specifically excluded from the sale but may be available terrace which can be directly accessed from the kitchen by separate negotiation. or the dining room. There is an area laid mainly to lawn with raised beds and a sunken terrace with raised beds ENERGY PERFORMANCE CERTIFICATE ready for a vegetable plot, and a further sheltered area (EPC) ideal for barbeques. EPC rating: B. Full report available on request. To the side elevation is a useful shed with the other side giving access to the front of the property. In all the POST CODE AND DIRECTIONS property sits in approximately 0.136 of an acre. The post code for the property is LE15 8NN. From Stamford, follow the A6212 through Tinwell and Ketton. GENERAL INFORMATION Cross over the roundabout and then take the next right hand turn into Pinfold Lane, signposted South SERVICES Luffenham. Follow the road through the village There is mains electricity, water, drainage and gas to (approximately 0.30 miles) before the road merges into the property. There is underfloor heating throughout Gatehouse Lane. Field View can be found after a short the property with separate thermostats to each room. The property also features solar panels with the excess distance on the right hand side as depicted by our for energy produced being fed into the national grid, on a sale board. tariff fixed until 2027. OFFICE OPENING HOURS PLANNING Monday – Friday: 9.00am – 5.30pm The property is not listed and although most of South Saturday: 9.00am – 12.30pm Luffenham is within a conservation area, this property is not within a conservation area. VIEWING All viewings will be accompanied and are strictly by LOCAL AUTHORITY prior arrangement through Smiths Gore Stamford Rutland County Council - t 01572 722577. Council Tax office. T 01780 484696 Band G: £2862.92 for the 2015/16 year. TENURE DATE OF INFORMATION The property is for sale by private treaty with freehold Particulars prepared – March 2015 tenure and vacant possession on completion. Photographs taken – March 2015 IMPORTANT NOTICE Any photographs and information are for illustration and guidance purposes only and should not be relied upon as an illustration of the state of the property or otherwise. Items shown in photographs should be considered as not being part of the sale of the property unless specifically stated otherwise, or negotiated direct with the seller. The measurements provided are for guidance purposes only; measurements should be verified by a prospective buyer before proceeding with any purchase, or incurring any costs. Services and appliances have not, and will not, be tested by us. A prospective buyer should obtain independent legal and other professional advice concerning the property and all and every issue relating to the transfer of the legal title in the property to him or her. We will not be responsible for any verbal statement made by any member of staff or any losses that result from such a statement. If you require an opinion regarding an issue relating to the property, please contact us and we will provide this where possible. Stamford office t 01780 484696 e [email protected] smithsgore.co.uk.