1

Palmers LeysKineton | Warwickshire | CV35 0JG

2

PALMERS LEYSAn executive five bedroom detached family home situated on a private development of five properties, within walking distance to all the village amenities. The property benefits: Reception hallway, drawing room, study, snug, kitchen, utility and breakfast/dining room. The principal bedroom has a dressing area and en-suite bathroom. There are four further bedrooms, two with en-suites and family bathroom. Outside is a double garage and private gardens.

3

PALMERS LEYS

Double front doors open into a wonderful reception hallway with American hardwood flooring, vaulted ceiling and stairs rising to a galleried landing. Double glass panelled doors open from the hall into the drawing room. This is a very spacious room with a bay window to the fore and French doors that open out to the rear garden. The room has a fabulous feature inglenook fireplace with tiled hearth and beamed mantel.

Off the hall is a cosy snug to the front with gas fire and a study looking out to the rear.

The kitchen is fully fitted with a comprehensive range of wall and base unit cupboards with integrated Neff ovens, dishwasher, Sanyo microwave and five ring gas hob. There is also a Siemans American freestanding fridge/freezer.

The utility room has further storage cupboards with space and plumbing for a washing machine and dryer and door leading out to the side patio.

From the kitchen a door leads through to the breakfast/dining room. This room is lovely and light with built-in storage cupboards and sliding doors opening out onto the sun terrace.

Upstairs all the bedrooms lead off the galleried landing. They are all well proportioned with fitted wardrobes, the principal bedroom having a dressing area and en-suite bathroom. There are two further en-suite shower rooms and family bathroom.

The front of the property is accessed via electric gates, opening onto a block paved driveway offering ample parking and leading to the double garage. There are mature well stocked borders and a pathway to the side leading through to the rear garden.

The landscaped, South facing rear garden is mainly laid to lawn with deep established shrub borders. There is also a large sun terrace and ornamental pond.

Seller Insight Having lived in this beautiful modern property at the heart of this thriving village community, the current owner recalls enjoying the

large useable rooms of the property with his wife and their dog Ted for the past five years. “The house ticked all of the boxes for us.” he describes, “It’s just an easy house to live in. We wanted to live in a village with good amenities and Kineton is just that. There are all the amenities you could ask for, with two well stocked shops, a post office, doctors’ surgery, hairdressers and an excellent community spirit. There is always something going on throughout the year whether it is amateur dramatics, summer fairs, the Victorian Christmas street market or the village cinema which is held twice a month at the sports and social club.” There is also a 13th century church, a primary and secondary school and two excellent public houses as well as a locally renowned Indian Restaurant.

“We were looking to move in order to find a house that had better commuter links. My job takes me across the country, so the location here is ideal, with the M40 junction close by, providing an excellent North/South link.” Whether by road or rail, Kineton is ideally situated for commuting to both London and Birmingham, with National Rail links from Leamington Spa, Stratford-upon-Avon, Stratford-upon-Avon Parkway, Warwick, Warwick Parkway and Banbury; all equidistant from the property. “We are lucky to be situated between four superb towns, each has equally good services for shopping and dining, yet they all hold their own charm and history which provides a good variety when going out for the day. We are also just 20 minutes away from the Cotswolds and have taken great pleasure from driving through the picturesque towns of Moreton-in-Marsh and Stow-on-the-Wold in our convertible on a sunny day.”

The property is ideal for entertaining, with well proportioned bedrooms and there are en-suite bathrooms, allowing for guests to stay overnight with their own facilities. “Our favourite room is the living room with the rear French doors which lead onto the garden. We also adore our garden room, where we often host dinner parties.” The South facing garden is a suntrap, and provides excellent space for entertaining guests on a summers evening or relaxing on the patio with a glass of wine, whilst listening to the sounds of the water feature. Being very spacious, the grounds would be ideal for those with green fingers as it offers plenty of scope for landscaping.

* These comments are the personal views of the current owners and are included as an insight into life at the property. They have not been independently verified, should not be relied on without verification and do not necessarily reflect the views of the agent.

Kineton is a village and civil parish on the River Dene in south-eastern Warwickshire. Kineton is about ten miles (16 km) from the towns of Banbury to the south-east, Warwick and Leamington Spa to the north, and Stratford-upon-Avon to the west.

Less than a mile from Kineton is the rural hamlet of Little Kineton. Little Kineton has a popular pick your own garden centre and a Sports and Social Club.

Nearby is the village of Wellesbourne with its historic water mill, Compton Verney House art gallery, the Heritage Motor Centre at Gaydon, the Burton Dassett Hills country park and the battlefield of Edgehill.

Near the centre of Kineton stands St Peter’s Church. Work on the current building, which replaced an earlier church on the same site, began in the 13th century. The village also has a 19th-century Methodist chapel and a 20th-century Roman Catholic church. Pittern Hill Mill, north-west of the village, is a stone windmill of the 18th century.

Village shops include two convenience stores, a traditional butcher, florist and an optician. There is a Post Office and a branch of HSBC Bank with cash machine. The village has two doctors surgeries, a veterinary practice, café, fish and chips shop and two public houses. The “Carpenters Arms” is dog friendly and shares its entrance with the Chinese takeaway. The “Swan” offers a variety of food and accommodation. Shukur’s Brasserie is a very popular restaurant offering original Bangladeshi and Indian cuisine as well as a takeaway service.The people of Kineton benefit from having a community library giving access to the extensive Warwickshire library service.

The many locally run clubs and activities offer a wide range of entertaining and educational opportunities.

KINETON AND LITTLE KINETON

The enchanting town of Stratford-upon-Avon is a popular tourist destination owing to its status as birthplace of the playwright and poet William Shakespeare with visitors from all over the world. The Royal Shakespeare Company resides in Stratford’s Royal Shakespeare Theatre, one of Britain’s most important cultural venues. The town itself has many buildings that have survived over the years and would have been familiar to Shakespeare. It also offers a thriving community offering a wide variety of leisure, dining and shopping experiences.

The town is also known for its excellent schooling facilities. Within easy reach are state, grammar and private schools to suit most requirements including Warwick Prep and Public Schools and Kings High School for Girls. Arnold Lodge School and Kingsley School for Girls in Leamington, The Croft Prep School and grammar schools are in Stratford- upon-Avon.

Stratford-upon-Avon and Stratford-upon-Avon Parkway train stations offer direct services to London, Birmingham, Warwick, Warwick Parkway and Leamington Spa. There is also a coach station. Warwick Parkway, Leamington Spa, Honeybourne and Banbury also offer direct rail services to London and Birmingham. The central position of Stratford-upon -Avon makes it an ideal location for commuting to the entire country with easy access to the Fosse Way, M40, M42, M1 and M6. Leamington Spa is just twelve miles away and Banbury only twenty miles away. Birmingham International Airport is just twenty six miles away.

STRATFORD-UPON-AVON

Lying on the banks of the River Cherwell, Banbury is a market town and civil parish in North Oxfordshire. Ideally situated, it is 64 miles (103 km) North West of London, 38 miles (61 km) South East of Birmingham, and 21 miles (34 km) from the county town of Oxford.

Banbury is a significant commercial, industrial and retail centre for the surrounding area, which is predominantly rural. The town is famed for Banbury cakes, and the nursery rhyme “Ride a cock-horse to Banbury Cross.” Since the year 2000 Banbury has hosted a unique gathering of traditional mock animals, from around the UK, at the annual Banbury Hobby Horse Festival.The Banbury Cross and Oxford Canal are notable local attractions.

Transport links from Banbury allow excellent access to the entire country.With Banbury Station providing trains to London Marylebone and Birmingham Snows Hill and Moor Street Stations.The M40 passes Banbury at Junction 11, and links the town to the M42, M1, M6 and M25.

BANBURY

Fine & Country Leamington Spa Registered in England and Wales.Company Reg No: 08775854. VAT Reg No: 178445472Registered Office Address: 1 Regent Street, Rugby, Warwickshire, CV21 2PE

Services To The PropertyMains drainage, electricity, water and telephone are connected to the property.Heating and hot water are provided by an LPG boiler.Broadband: High speed fibre optic.

Local AuthorityStratford-upon-Avon District CouncilTax Band: G

Viewing ArrangementsStrictly via the vendors sole agents Fine & Country on 01926 455950.

WebsiteFor more information visit www.fineandcountry.com/uk/Leamington-Spa

Opening HoursMonday to Friday 9.00 am - 5.30 pmSaturday 9.00 am - 4.30 pmSunday 11.00 am - 3.00 pm

DirectionsFrom the centre of the village follow the road out towards Gaydon, taking a left turn into Lighthorne Road. Palmers Leys is then on your left hand side. Follow the private road to the end where the property is located behind electric gates.

First FloorGround Floor

Garage

Sitting Room4.43 x 4.26

14'6" x 14'0"

Entrance Hall3.98 x 2.5913'1" x 8'6"

Drawing Room9.37 x 4.2830'9" x 14'1"

Study3.92 x 2.87

12'10" x 9'5"

Kitchen4.25 x 4.15

13'11" x 13'7"

Breakfast Room4.26 x 3.98

14'0" x 13'1"

Utility

B

Garage5.67 x 5.26

18'7" x 17'3"

Bedroom 14.54 x 4.27

14'11" x 14'0"

Bedroom 53.33 x 2.85

10'11" x 9'4"

Bedroom 34.29 x 2.8414'1" x 9'4"

Bedroom 24.28 x 4.03

14'1" x 13'3"

Dn

Bedroom 44.29 x 3.65

14'1" x 12'0"

Up

Approximate Gross Internal Area

Measurements Are Approximate Only,Illustration For Identification Purposes Only,

Main Building: 272.00 sq m / 2927 sq ft

Total: 302.00 sq m / 3250 sq ftGarage: 30.00 sq m / 323 sq ft

IN

N

Agents notes: All measurements are approximate and quoted in metric with imperial equivalents and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given that they are in working order. Internal photographs are reproduced for general information and it must not be inferred that any item shown is included with the property. For a free valuation, contact the numbers listed on the brochure. Printed 19/01/2016

To view the video of this property visit our website or

social media channels

23

FINE & COUNTRYFine & Country is a global network of estate agencies specialising in the marketing, sale and rental of luxury residential property. With offices in the UK, Ireland, The Channel Islands, France, Spain, Hungary, Portugal, Russia, Dubai, Egypt, South Africa, West Africa and Namibia we combine the widespread exposure of the international marketplace with the local expertise and knowledge of carefully selected independent property professionals.

Fine & Country appreciates the most exclusive properties require a more compelling, sophisticated and intelligent presentation - leading to a common, yet uniquely exercised and successful strategy emphasising the lifestyle qualities of the property.

This unique approach to luxury homes marketing delivers high quality, intelligent and creative concepts for property promotion combined with the latest technology and marketing techniques.

We understand moving home is one of the most important decisions you make; your home is both a financial and emotional investment. With Fine & Country you benefit from the local knowledge, experience, expertise and contacts of a well trained, educated and courteous team of professionals, working to make the sale or purchase of your property as stress free as possible.

Fine & Country Leamington SpaTel: +44 (0) 1926 455950leamington@fineandcountry.com158 Parade, Leamington Spa, CV32 4AE