General - This substantial cottage offers some lovely period and original features as well as a versatile layout thanks to a well thought out extension to the side. A spacious entrance hall provides access to the utility room, cloakroom, snug and breakfast kitchen. Off the well equipped kitchen is a pleasant garden room and the main sitting room where a multi-fuel burner provides an impressive focus. An opening leads on to formal dining room where a spiral stair case descends to the converted cellar which the current vendor uses as a study. Off the first landing is the family bathroom and three of the five bedrooms. The master bedroom is accessed via a dressing room complete with built in wardrobes. Off the second landing which is accessed via stairs from the entrance hall, are two further bedrooms and a second family bathroom.

General Cont. - The property would lend itself to those who need an annex due to its dual staircases and a sizeable utility room which could become the annex kitchen. If converted the annex would provide two bedrooms, a bathroom, kitchen and lounge diner. Outside there is off road parking to the rear in a courtyard area which provides a sitting area and leads to a single garage and particularly large workshop / triple garage with adjoining W.C. To the rear of the outbuildings is the generously sized, elevated garden which is mainly laid to lawn with pretty planted borders.

Location - Welford is a thriving , bustling community lying on the Leicestershire - Northamptonshire border, which is proud of its long heritage. There is a village shop and post office, two churches, day nursery and primary school, a hairdresser, a garage and two pubs. There is also a well used village hall and sports field. Easy access to the M1, M6, A14 networks. There are excellent rail services from Rugby.

Entrance Hall - Door and window to the front, radiator, stairs rising to the first floor, second landing and doors to

Wc - Window, low level lavatory, wash hand basin with storage unit, storage cupboard, radiator and tiling to splashbacks.

Utility Room (Annexe Kitchen) - 12'8" x 5'11" (3.86m x 1.80m) - Door and window to the rear leading to the courtyard, wall and base mounted units with rolled edgework surfaces over, inset stainless steel sink and drainer unit, space and plumbing for a washing machine and dryer, a floor mounted boiler, part tiled walls, tiled flooring and radiator. (this room would be used as the kitchen were this section of the house to be split for an annexe).

Snug (Annexe Sitting Room) - 15'9" x 9'11" (4.80m x 3.02m) - Window, double doors to the rear leading to the courtyard area of the garden, tv point, radiator, exposed wooden ceiling beams. (this room would make the sitting room for the annexe)

Main House -

Breakfast Kitchen - 16' x 14' reducing to 11'10" (4.88m x 4.27m reducing to 3.61m) - Window to the front and rear aspects, door to the rear leading to the garden room, wall and base mounted units with rolled edgework surfaces over, inset stainless steel one and a half bowl sink and drainer unit, integrated dishwasher, space and connection for an electric oven and fridge, part tiled walls, storage cupboard, radiator, shelving, telephone point and door to the sitting room.

Garden Room - 13'6" x 5'8" (4.11m x 1.73m) - Door to the rear leading to the courtyard area of the garden, brick/wood structure with windows to three aspects.

Sitting Room - 16' x 14' reducing to 13'4" (4.88m x 4.27m reducing to 4.06m) - Window, a multi fuel burner with tiled hearth, stairs rising to the first floor landing (1). Radiator, tv point and exposed ceiling beams. Opens to

Dining Room - 16'10" reducing to 9'8" x 15'10" (5.13m reducing to 2.95m x 4.83m) - Three windows, a feature cast iron fireplace with wood mantle and tiled hearth. Radiator, exposed ceiling beams and stairs leading down to the

Study/Cellar - 15'5" x 8'5" + storage recess (4.70m x 2.57m +storage recess) - Storage heater and exposed ceiling beams.

First Floor Landing (1) - Window, airing cupboard, loft access, radiator and doors to

Family Bathroom - 9'2" x 6'10" (2.79m x 2.08m) - Window, low level lavatory, wash hand basin with storage unit beneath, part tiled walls, panelled bath with electric shower over, part tiled walls, tiled flooring and radiator.

Bedroom One - 13'10" x 9'11" (4.22m x 3.02m) - Window, fitted wardrobes, radiator and opening through to the

Dressing Room - 11'1" x 5'6" (3.38m x 1.68m) - Window and fitted wardrobes.

Bedroom Two - 13'11" x 10'1" (4.24m x 3.07m) - Window, fitted wardrobes and radiator.

Bedroom Three - 12'11" x 8'10" (3.94m x 2.69m) - Window, fitted wardrobes, radiator and shelving.

First Floor Landing (2) - Window, radiator, airing cupboard and doors to

Second Bathroom - 6'2" x 5'11" (1.88m x 1.80m) - Window, low level lavatory, pedestal wash hand basin, corner panelled bath, part tiled walls, tiled flooring and radiator.

Bedroom Four - 15'10" x 9'11" (4.83m x 3.02m) - Two windows, two radiators.

Bedroom Five - 13'9" x 6'2" max 3'10" min (4.19m x 1.88m max 1.17m min) - Window and radiator.

Outside To The Front - Main entrance is accessed via a shallow step. Off road parking to the side leading through double gates to the courtyard area, driveway and outbuildings.

Courtyard - Part gravelled, block paved and paved with a seating section to one side. The gravelled section provides off road parking for several vehicles and leads to the single garage and large garage/workshop with WC. There are steps to one side of the outbuildings and a walkway to the other which provides access to the garden.

Single Garage - 19' x 9'5" (5.79m x 2.87m) - Up and over door to the front, power and light.

Large Garage/Workshop - 26'11" x 19'8" (8.20m x 5.99m) - Double sliding doors to the front, pedestrian door, two windows to the front aspect and three windows to the rear aspect. Shelving, power, light and potential parking for up to three vehicles. Door to

Wc - Low level lavatory and additional window.

Main Garden - Elevated garden which is mainly laid to lawn with planted borders, fenced perimeter and a wooden shed to the rear of the plot.

Ref - JG/LB/3516

Fox Country Properties Limited trading as Fox Sales and Lettings, their clients and any joint agents give notice that:

1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.

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.

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