HOLMLEIGH FARMMAIN STREET, COTESBACH, LE17 4HZ

PRICE GUIDE £625,000

An individually designed 4 bedroomed detached former farmhouseof character having the advantage of adjoining paddock land andgardens extending to approximately 4.52 acres (1.83 hectares),located on the fringes of the highly desirable village of Cotesbachclose to the borders of Leicestershire, Warwickshire andNorthamptonshire.

The superbly appointed and exceptionally spacious accommodationbenefits from oil fired central heating and double glazed windows,and includes an entrance hall, attractive sitting room with cast ironwood burner, spacious lounge which is the focal point of the househaving a feature inglenook fireplace and beams with French doorsleading out to the gardens. The dining room is of excellent size withancient beam and an archway leading through to the well appointedbreakfast kitchen which has cream painted built‐in units, qualityappliances and a peninsular breakfast bar. The rear hall providesaccess to the gardens, and there is also a fitted utility room andcloakroom/w.c.

On the upper floor off a central landing off which is a large storecupboard, there are 4 double bedrooms, three of which have built‐inwardrobes, and there is also a good sized and well appointed familybathroom with separate shower cubicle as well as a panelled bath.

To the side of the house is a detached double garage with furtherparking to the front for two cars. The gardens are attractivelylandscaped with an extensive patio area immediately to the rear ofthe house, ideal for entertaining, featuring an ornamental pond andwater feature, steps rising to an extensive lawned area with fruittrees, vegetable patch, timber garden shed and post and railfencing overlooking the paddock land. There is also a useful openfronted fuel store adjacent to the utility, and store shed located tothe rear of the garage.

There are two paddocks of approximately 4 acres in total located tothe side and rear of the property approached via a wooden handgate from the garden. There is also a farm gate to the side of thegarage accessible from Main Street, and there is a further field gategiving access to the Rugby Road A426. Each paddock has a watertrough, and the smaller paddock also has an open fronted fieldshelter.

LOCATIONThe picturesque village of Cotesbach lies close to the borders ofLeicestershire and Warwickshire some one and a half miles south ofthe town of Lutterworth, Rugby lies some 6 miles south, and MarketHarborough 14 miles to the east. For the commuter, Cotesbach isideally placed with junction 20 of the M1, the A5, M6 and A14 allwithin easy reach. Both Rugby and Market Harborough have mainlinerail links to London. Cotesbach Hall lies at the heart of the village,

and has a charming cafe, butchers, together with a host ofeducational and craft activities. There is also an historic church andvillage hall.

VIEWINGS & DIRECTIONSViewings should be arranged through the agents Andrew Granger &Company on 01858‐431315. From Market Harborough, proceedwestbound via the A4304 towards Lutterworth, continuing over theM1, and at the next roundabout, turn left onto the A426, and afterapproximately one and half miles, turn right as signposted into thevillage of Cotesbach, with Holmleigh Farm being the last house onthe left of Main Street with an Andrew Granger & Co 'For Sale' boarderected to identify the property.

If travelling from Rugby, proceed via the A426 north, crossing the A5at the Gibbet roundabout, then in one mile turn left into the villageof Cotesbach on Main Street, with Holmleigh Farm the first on theright.

ACCOMMODATION IN DETAILWith the benefit of oil fired central heating and oak effect UPVCdouble glazed windows, the spacious and well presentedaccommodation comprises

GROUND FLOOR

ENTRANCE HALLOak effect double glazed entrance door, double glazed windows tothree elevations, glazed inner door to the lounge.

SITTING ROOM 14'0" x 12'0" (4.27m x 3.66m)Double glazed window to front, attractive fireplace with cast ironburner on quarry tiled hearth, radiator and wall light points.

LOUNGE 16'9" x 24'2" max/18'7" min including staircase (5.11m x7.37m max/5.66m min including staircase)The focal point of the house with feature stone and slate inglenookwith open fire, display niches to recess, exposed beams, doubleglazed window to front, rear sun lounge area with double glazedFrench double doors leading out to the gardens, two radiators andopen plan staircase off.

LARGE DINING ROOM 15'2" x 14'5" (4.62m x 4.39m)With ancient beam, double glazed window to front, built‐in cabinet,wall light points, archway through to

BREAKFAST KITCHEN 15'0" x 8'10" (4.57m x 2.69m)Excellent range of cream painted base and wall cupboards, severaldrawers, glazed display cabinet, stainless steel sink unit with centralwaste bowl, chrome mixer tap over, integral dishwasher, fridge,wood effect working surfaces including peninsular breakfast bar,stainless steel fronted double oven with microwave oven over, fourring electric ceramic hob, canopy extractor hood over, radiator,double glazed window to rear with views over the gardens.

REAR HALLDouble glazed oak effect door leading out, double glazed window, doorto

UTILITY ROOM 11'3" x 7'4" (3.43m x 2.24m)Stainless steel sink unit with chrome mixer tap over, working surfaces,base and wall cupboards, tiled surrounds, plumbing facilities forautomatic washing machine, space for chest freezer, fridge and tumbledrier, radiator, double glazed window.

CLOAKROOM/W.C.White suite comprising low flush w.c., wash hand basin, tiled splash,double glazed window, radiator and oil fired central heating boiler withdigital programming control unit.

FIRST FLOOR

LANDINGWith radiator, large store cupboard off with double glazed window.

BEDROOM 1 14'0" x 11'10" (4.27m x 3.61m)Range of built‐in units comprising two double wardrobes, overheadcupboards, radiator, shelving, pull cord bed light switch and doubleglazed window to front.

BEDROOM 2 12'3" x 11'0" (3.73m x 3.35m)Double glazed window to front, range of built‐in wardrobes, matchingbedside cabinet, archway through to study recess with built‐in desk,dresser unit with shelving over, radiator, feature chimney breast and pullcord bed light switch.

BEDROOM 3 15'0" x 9'0" (4.57m x 2.74m)Double glazed window to rear with superb views over the gardens andpaddock land, radiator, pull cord bed light switch.

BEDROOM 4 14'3" x 12'0" (4.34m x 3.66m)Double glazed window to two elevations, three built‐in doublewardrobes, matching dresser unit with drawers beneath, wash handbasin with display alcove over and cupboard beneath, cushioned bedhead with shelving and seating to side, radiator, pull cord bed lightswitch.

FAMILY BATHROOM 9'10" x 9'0" (3.00m x 2.74m)Superb white suite comprising panelled bath, chrome mixer tap overand hand held shower, fully tiled shower cubicle with glazed slidingdoors, wash hand basin within cabinet surround, low flush w.c., tallchrome heated towel radiator, built‐in airing cupboard, half tiled walls,double glazed window and access hatch to roof space.

OUTSIDE

Attractive front garden with flower and shrub beds, paved path, pavedside entrance with wide wooden gate.

DOUBLE GARAGE 17'0" x 16'8" (5.18m x 5.08m)Two up and and over doors to front, power and lighting, brick blockparking to front for two cars.

Immediately to the rear of the house is a landscaped garden, ideal forentertaining, with paved patio area, retaining walls and inset flowerand shrub beds, ornamental pond with rockery water feature, stepsrising to extensive lawned area, post and rail fencing with views overthe paddock land, several fruit trees, vegetable patch and timbergarden shed. The gardens and paddock land extend to approximately4.52 acres (1.83 hectares).

OPEN FRONTED FUEL STOREOil tank, bin store, paved side path, outside tap and lighting.

STORE SHED 9'10" x 8'3" (3.00m x 2.51m)Located to the rear of the garage with power and lighting.

PADDOCK LANDLocated to the side and rear of the property, paddock land extends toapproximately 4 acres in total. A wooden hand gate leads from thegarden into paddock 1, which also has a field gate to the side of thegarage accessible via Main Street. To the side of the gateway is a stileand public footpath which crosses both paddocks. Paddock 1 has anopen fronted field shelter, further wooden five bar gate and watertrough. A field gate leads through to paddock 2, which has a field gateentrance onto the A426. This field also has a water trough, piped fromthe main house.

TENURE & RESTRICTIVE COVENANTSThe tenure is freehold. A restrictive covenant in the form of aDevelopment Uplift Clause will be incorporated within the contract,based on a 30% uplift over a term of 30 years. For further information,please liaise with either the vendors or agents. A public footpathcrosses both paddocks.

FIXTURES & FITTINGSFixtures and fittings mentioned in these particulars are included in thesale ‐ all other items regarded as owners fixtures and fittings may beremoved.

ENERGY PERFORMANCE CERTIFICATEEPC Rating E

COUNCIL TAXCouncil Tax Band G ‐ For further information contact Harborough DistrictCouncil 01858 828282

STAMP DUTY RATESYou will pay: nothing on the first £125,000 of the purchase price, 2% onthe next £125,000, 5% on the next £675,000, 10% on the next £575,000,and 12% on the rest (above £1.5 million)

Andrew Granger & Co is the trading name of Andrew Granger & Co Ltd. Registration No. 09298477. Registered office: Phoenix House, 52 High Street, MarketHarborough, Leicestershire LE16 7AF. Andrew Granger & Co for themselves and the vendors/lessors of this property whose agents they are give notice that:-1. Prospective purchasers/tenants should note that no statement in these details is to be relied upon as representation of fact and prospective purchasers/tenantsshould satisfy themselves by inspection or otherwise as to the accuracy of the statements contained. These particulars do not form part of any contract.2. Please note that no appliances, services or installations have been tested and no guarantee as to condition or suitability is confirmed or implied. Prospectivepurchasers/tenants are advised to obtain verification from their surveyor or solicitor. Contents, fixtures & fittings are excluded, unless specially mentioned withinthese sales particulars.3. All measurements mentioned within these particulars are approximate. Photographs are also provided for guidance purposes only.4. No person in the employment of Andrew Granger & Co has any authority to make or give any representation or warranty whatsoever in relation to this propertyor these particulars nor enter into any contract relating to the property on behalf of the vendors/lessors.5. Site plans and floor plans are for guidance purposes only and are not to scale and should not be relied upon as a statement of fact. If Ordnance Survey maps areprovided, it has the permission of the controller of H.M.S.O. Crown Copyright reserved, Licence No. 100003828.6. Any reference to the use or alterations of any part of the property does not imply that the necessary planning, building regulations or other consents have beenobtained. It is the responsibility of a purchaser or lessee to confirm that these have been dealt with properly and that all information is correct.