General - Manor Farm is a delightful barn style property set in approximately three acres with outbuildings and one of Leicestershire's few vineyard. The barn is in a wonderful setting with panoramic Southerly views towards Desford. There is considerable flexibility as to how the accommodation is used. On the ground floor there is a sitting room , conservatory, breakfast kitchen, shower room, Dining Room (Bedroom 3), Study (Dressing Room). On the first floor there are two en-suite bedrooms. There is an extensive range of outbuildings, gardens and paddock. It should be noted that there is also a CCTV system. Planning Permission was granted on 16th June 2017 for a single storey rear extension giving the purchaser the opportunity to create a stunning garden room measuring approximately 27' x 10'.
Location - Manor Farm is located on an exclusive courtyard development in the West Leicestershire village of Botcheston. There is a public house in the village and more comprehensive amenities in the nearby villages of Kirby Muxloe and Desford. Botcheston is well located for access to the motorway network and is also close to Fosse Park for shopping.
The Vineyard - The vineyard was established approximately 10 years ago is now reaching maturity. It is classified as a hobby vineyard and is planted with 500 "Rondo" and "Regent" vines which produce red and rose table wines. In 2017 we understand that the yield was approximately 1000 bottles.
The Barn - The accommodation is arranged over two floors as follows:
Front Door - Opening into:
Entrance Hall - With inner door to reception hall.
Reception Hall - Stairs with oak balustrade rising to landing. Understairs storage cupboard.
Cloak/Shower Room - There is a walk in double shower enclosure with "Aqualisa" shower with fashionable tiling. There is a low flush lavatory, contemporary wash hand basin with oak effect cupboard underneath and mirror over. Chrome ladder style towel rail and tiled finish to the floor.
Sitting Room - 21' x 12'10" (6.40m x 3.91m) - This is a lovely rooms the focal point of which is the wood burning stove housed in a fireplace with a quarry tiled hearth. There is a dimmer switch, sliding patio doors opening into the conservatory. Central heating radiator.
Conservatory - 21'3" x 9' (6.48m x 2.74m) - This is a fantastic vantage point from which to enjoy the outstanding views. There is a contemporary vertical radiator and two electric roof vents. There are three sets of french doors opening both to the terrace and a door to the kitchen.
Dining Room/Bedroom 3 - 14' x 10'8" (4.27m x 3.25m) - Overlooking garden and countryside beyond. The current owners use this space as a reception room. However, it could be a bedroom with dressing room or indeed a sitting room for a dependant relative. Central heating radiator and door to:
Study/Dressing Room - 14'8" x 7'3" (4.47m x 2.21m) - French doors to the garden, central heating radiator.
Kitchen - 12'10" x 10'10" (3.91m x 3.30m) - The kitchen is fitted with a contemporary range of base and wall units incorporating a one and half bowl sink unit. The units are arranged around a "STOVES" range style cooker with seven burners, together with two ovens and a warming draw with extractor in canopy over. There is a crockery display cabinet and the gas fired boiler is discretely housed in one of the wall cabinets there is plumbing for a dishwasher and door to the conservatory.
Utility - 8'9 x 8' (2.67m x 2.44m) - Plumbing for washing machine.
Store - 9' x 9'6" (2.74m x 2.90m) - Please note that both these have been converted from the garage and of course the garage could be reinstated.
On The First Floor - Stairs with oak balustrade rise from the reception hall to the:
Galleried Landing - Opening off the landing are:
Master Bedroom - 18' x 10'5" (9'1" measured to 5' eaves height) (5.49m x 3.18m ( 2.77m measured to 1.52m eaves heig) - There is an impressive range of fitted furniture including wardrobes, bedside tables and chest of drawers. A particularly interesting feature is the main window which also wraps round forming part of the roof and allows light to flood into the room. Central heating radiator.
En-Suite - 14'10" x 7'8" (4.52m x 2.34m) - Spa bath on tiled platform from which the spectacular views can be enjoyed. There is a corner shower cubicle, wash hand basin and central heating radiator.
Guest Bedroom - 12'11" x 10'4" (9'4" measured to 5' eaves height (3.94m x 3.15m ( 2.84m measured to 1.52m eaves heig) - (extending to 12'8"). Spectacular country views. With cupboards to either side of the window. Central heating radiator.
En-Suite - Comprising panelled spa bath with shower over, low flush lavatory and wash hand basin. The walls are fully tiled.
Outside - There is a courtyard to the front of the barn over which Manor Farm has access. To the front of the barn is a walled foregarden. A drive leads down the side of the barn to:
Parking Area - There is a stoned parking area around which there area a useful range of outbuildings including a:
Timber Store Shed - 26' x 12'8 (7.92m x 3.86m) -
Open Fronted Three Bay Car Port - With further timber storage buildings.
Gardens - Immediately adjoining the house there is a paved terrace which is a fantastic area for barbecuing and entertaining. There is a lawn with an ornamental pond adjoining which is a decked area and a Summer House.
Vegetable Garden - There is a vegetable garden with four raised beds which include an asparagus bed.
Workshop (Former Stables) - Divided in two. With power and lights. Could be converted back to stables.
Paddock - There is a good sized paddock which is relatively flat and in good heart. The vineyard is located to one side of the paddock.
Uplift Clause - There will be an uplift clause should planning consent be granted for any development that increases the value of the property for 25 years. The vendor will receive 20% of any increase in value. For the avoidance of doubt the clause will not be triggered for any improvements carried out to the existing property (even if the house is demolished and replaced by a single dwelling ) and ancillary buildings in connection with a single dwelling.
Ref - Atf/lb/5311
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2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Fox Sales and Lettings have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.