Mill Lane Farm, Mill Lane, Blaby, Leicestershire LE8 4FG

Mill Lane Farm, Mill Lane, Blaby, Leicestershire LE8 4FG

Mill Lane Farm, Mill Lane, Blaby, Leicestershire LE8 4FG Guide Price: 625,000 Location. Location. Location! A rare opportunity to acquire an equestrian property located along a quiet country lane in 'Old Blaby' within walking distance to the town centre, Bouskell Park and open countryside. The property is very well presented and attached is an annexe in need of refurbishment that has been used historically as offices could be re-instated or converted into a 'Granny Annexe' (subject to planning permissions). The property benefits from LPG gas central heating and majority double glazing and in brief comprises: Entrance Hall, superb living kitchen which has a fabulous open plan lounge with wood burning stove, dining area and kitchen and is located at the back of the property with views over the garden, a separate sitting room, bedroom four is located next to re-fitted bathroom, utility/boot room, cloakroom and ground floor bathroom. On the first floor there is a stunning master bedroom suite which has a Juliet balcony overlooking the rear garden with a luxurious Jack and Jill bathroom/en-suite, two further double bedrooms completes the internal accommodation. Outside - To the front is a driveway providing parking for several vehicles and also has access to the aforementioned annexe. An enclosed landscaped garden to the side. To the rear is a large garden, oversized garage/workshop/tack room. Two stables within an enclosed courtyard. There is also a separate paddock approx 2.6 acre located approx 100yds from the property with running water and field shelter. LOCATION Situated in a quiet back water with road links on the outer ring road of Blaby nearby for access to motorway links of Junction 21 M1/M69. Train services can be accessed from nearby neighbouring village of Narborough or main line services from Leicester or Rugby Town Centres. Howkins & Harrison 12a Market Street, Lutterworth, Leicestershire, LE17 4EH Telephone 01455 559203 Email property@howkinsandharrison.co.uk Web howkinsandharrison.co.uk Facebook HowkinsandHarrison Twitter HowkinsLLP Instagram HowkinsLLP mpton Rugby

Enter to the front of the property via obscure glazed upvc door into; PORCH Leaded side window, tiled flooring, timber glazed door into; HALLWAY Staircase rising to first floor, concealed radiator in decorative cover, tiled flooring, door to; LIVING KITCHEN L SHAPED 27.42mmax x 4.65mmin x 8.33mmax (4 4max x 15 3 min x 27 4max) LOUNGE AREA Two leaded picture windows to side aspect, sliding patio door to rear aspect, feature fireplace with exposed brick with tiled hearth housing wood burner, radiator. DINING AREA Sliding patio doors to the rear aspect, concealed radiator in decorative cover. KITCHEN AREA Inset ceiling spotlights, range of wall and base units with complimentary work surfaces including breakfast bar, inset Belfast style sink with mixer tap over, tiling to water sensitive areas, integrated dishwasher, space for Rangemaster cooker set into chimney recess with extractor hood over, space and plumbing for an American style fridge/freezer, built-in storage cupboard, door to Sitting Room and Utility room. UTILITY/BOOT ROOM Window and door to rear aspect, range of wall and base units with complimentary work surfaces, inset stainless steel one and half sink with mixer tap over, built-in drinks fridge, wall mounted gas boiler concealed inside cupboard, space for washing machine and tumble dryer. Door to cloakroom with WC and sink. SITTING ROOM 6.71m x 3.48mmax x 2.79mmin (22 0 x 11 5max x 9 2min) Two leaded windows to the front aspect, radiator, two exposed timber beams, feature fireplace with exposed brick and tiled hearth housing wood burning stove with timber mantel over. BEDROOM FOUR Window to front, radiator. GROUND FLOOR BATHROOM Two obscure windows to the side, P shaped bath with drencher shower and shower screen, pedestal hand wash basin, concealed cistern WC, fully tiled and tiled flooring, chrome heated towel rail. FIRST FLOOR LANDING Loft hatch access and doors to; MASTER BEDROOM SUITE 6.53mmax x 4.01mmin x 5.38mmax to front of w'robes (21 5max x 13 2min x 17 8max Velux window to side elevation, double doors to Juliet balcony to the rear elevation offering fabulous views over the garden and countryside beyond. Inset ceiling spotlights, radiator, range of fitted wardrobes, door into; JACK AND JILL BATHROOM 3.53m x 2.74mmax (11 7 x 9 0max) Velux window to side elevation, inset ceiling spotlights, fully tiled walls and flooring, double ended panelled bath with central taps, pedestal hand wash basin, close coupled WC, central shower cubicle with electric shower over, vanity cupboard with display cabinet and spotlight and mirror. BEDROOM TWO 4.52mmax restricted headroom x 4.85m L shaped room (14 10max x 15 11) Lovely light and airy room, leaded windows to the front and side elevations with views over the countryside, radiator, built-in shelving. BEDROOM THREE 4.70m x 2.90m (15 5 x 9 6) Leaded windows to the front and side elevations, radiator.

STABLES At the rear of the garden is gated access to a Stable Yard with two 12 x 12 timber stables with water and electric. LARGE GARAGE/WORKSHOP Three windows to the side aspect, large garage area with workshop to the rear and door through to Tack Room. PADDOCK There is also a separate paddock approx 2.6 acre located 100 yds from the property with running water and field shelter. Agents Note: There is an existing uplift clause on the paddock believed to have 13 years remaining OUTSIDE Wide driveway providing ample parking with wrought iron gate leading to the side of the property leading to enclosed side garden, blocked paved patio adjacent to the property, shaped lawn with shrub borders and enclosed by a low wall and wrought iron railings, gated access to the rear garden. REAR GARDEN Of generous proportion with blocked paved patio adjacent to the rear of the property, steps down to a large driveway with gated access from the side lane leading to a large brick built garage/workshop. Garden is mainly laid to lawn with mature tree and shrub borders, raised deck patio area with lighting, space for three sheds, 1 x tool shed, 2 x hay/straw sheds. ANNEXE An added bonus to the property is an annexe which is adjacent and has formerly been used as business premises and includes several rooms that could be developed as an independent annexe or office accommodation with separate access. The front aspect of the Annexe measures 12 9 x 16 4 incorporating two rooms with storage heating and lighting with entrance door to the front and two windows, a further door leading through to further rooms which are less substantial and require modernisation. The footprint of the rooms are present with potential to improve subject to planning application and building regulations. Water and power are connected. FLOORPLANS Howkins and Harrison prepare these plans for reference only. They are not to scale.

GENERAL INFORMATION 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. MORTGAGE ADVICE "Your home is at risk if you do not keep up the repayments on a mortgage or other loan secured on it" LOCAL AUTHORITY Blaby District Council 0116 275 0555 Council Tax Band - E 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. VIEWING Strictly by prior appointment via the selling agents. Contact 01455 559203 IMPORTANT NOTICE 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 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.

"DoubleClick Insert FloorPlan" 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 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.

Howkins & Harrison 12a Market Street, Lutterworth, Leicestershire, LE17 4EH