** GRADE II LISTED PERIOD COTTAGE ** SYMPATHETICALLY EXTENDED & UPDATED ** UP TO 5 BEDROOMS & 3 RECEPTIONS ** 2 BATH/SHOWER ROOMS ** CLOAKS & ENSUITE ** BEAUTIFULLY PRESENTED THROUGHOUT ** PLOT IN THE REGION OF 1/2 ACRE ** AMPLE PARKING & DOUBLE GARAGE ** PRETTY CONSERVATION VILLAGE ** VIEWING HIGHLY RECOMMENDED **

We have great pleasure in offering to the market this delightful Grade II listed, double fronted, period home understood to date back to the late 1700s with further additions in the early 19th century and, in turn, a modern 20th century addition that was completed with a great deal of thought and attention detail to sympathetically enhance the original building. The property is noted for its attractive stone mullion window surrounds, leaded glazing and beautiful central Tudor arch stone doorcase combining to create a particularly aesthetically pleasing facade. Behind the facade lies a versatile level of accommodation that has been tastefully updated and remodelled over the years, combining both traditional and contemporary elements.

The accommodation provides up to three main reception rooms as well as a stunning bespoke, heritage style, kitchen with quartz preparation surfaces which benefits from windows to three elevations providing a light and airy everyday space. In addition there is a useful ground floor cloak room and utility and, to the first floor there are potentially up to five bedrooms including a stunning principle room with a high vaulted ceiling and dual aspect and an adjacent contemporary shower room. The remaining bedrooms are serviced by a beautifully appointed modern bath/shower room.

One of the main double bedrooms is currently utilised as a well appointed dressing room fitted with a generous range of integrated furniture but this could easily be reconfigured to provide a further double bedroom if required.

Every room offers its own individuality, tastefully decorated throughout and finished to a high specification offering both everyday practicality as well as inherent charm and features.

As well as the internal accommodation the property occupies a delightful, generous, established plot extending to just in excess of half an acre located within the conservation area which is set back behind a walled frontage with an attractive Grade II listed historic stone gateway which leads up to the front door. The gardens lie to three sides with an attractive paved terrace leading back into the main receptions and looking out onto a southerly facing side garden all of which is well stocked with a range of established trees and shrubs. In addition a gravelled driveway provides off road car standing for three to four vehicles and leads to an attached double garage which provides potential parking for two to three vehicles with workshop space and a useful utility/boot room at the rear.

Overall this is a wonderful opportunity to purchase a truly individual home within this highly regarded and well placed village.

Harlaxton - The village of Harlaxton lies on the edge of the Vale of Belvoir located just off the A607 close to Grantham with its wealth of amenities including The Kings Grammar School and Grammar School for Girls. The village is surrounded by open countryside and lies close to the Grantham Canal, there is a primary school in the village as well as doctor's surgery, village hall, pub and sports & social clubs. The village is conveniently located for the railway station at Grantham which offers high speed trains to Kings Cross in just over an hour.

A TRADITIONAL STYLE TIMBER ENTRANCE DOOR LEADS THROUGH INTO:

Main Entrance Hall - 5.87m x 3.15m max (19'3" x 10'4" max) - A well proportioned initial entrance vestibule having attractive stripped wood oak flooring, deep skirtings, central heating radiator concealed behind a feature over, spindle balustrade staircase rising to the first floor landing with exposed oak newel post, leaded light window to the front and, in turn, further doors leading to:

Living Room - 4.57m x 3.94m (15' x 12'11") - A delightful, light and airy reception benefitting from windows to three elevations including an attractive leaded window with stone mullion surround to the front and French doors leading into the garden at the rear. The focal point to the room is a finished stone Minton style fire surround, mantel and hearth with inset stove.

Dining Room - 4.60m x 4.22m (15'1" x 13'10") - A versatile reception currently utilised as formal dining and benefitting from bifold doors leading through into a central snug/family room; the room having a pleasant aspect to the front with a leaded window with stone mullion surround, the focal point being a chimney breast with stone fire surround, mantel and hearth and inset open grate; alcoves to the side, panel effect walling, continuation of the stripped wood oak flooring, deep skirtings and a bifold door leading through into:

Snug/Family Room - 6.17m x 3.91m (20'3" x 12'10") - A well proportioned, versatile, L shaped reception sitting between a formal dining space and the kitchen creating an everyday living/entertaining area ideal as an informal reception, having an aspect and access out into the rear garden with an additional window at the rear. The room having continuation of the stripped wood oak flooring, deep skirtings and further door leading through into:

Breakfast Kitchen - 4.95m x 4.62m (16'3" x 15'2") - A light and airy space benefitting from windows to two elevations including double glazed French doors leading out onto the rear terrace. The kitchen is beautifully appointed being fitted with a generous range of bespoke heritage style wall, base and drawer units with quartz preparation surfaces and upstands providing an excellent working area complemented by a central island unit which again provides a further preparation area with integral breakfast bar and storage beneath; in addition an attractive unit conceals an exposed brick chimney breast pre-wired in preparation for a flat screen television with additional storage beneath; undermounted sink with centrally mounted mixer tap and quartz splash backs; integrated appliances including under counter dishwasher and full height fridge freezer; space for free standing range, attractive Travertine flooring, deep skirtings and an additional stable door leading out to a courtyard garden at the side.

Returning to the snug/family room a further multi paned door leads through into:

Inner Hallway - 2.13m x 1.80m (7' x 5'11") - Having continuation of the stripped wood oak flooring, attractive exposed internal stone elevation, part panel effect wall and, in turn, further doors leading to:

Ground Floor Cloak Room - 2.01m x 2.01m (6'7" x 6'7") - Having a range of integrated storage including a useful utility cupboard which has plumbing for washing machine and space for tumble dryer above; the cloak room area fitted with a contemporary vanity unit providing a good level of storage with vanity surface over and inset Utopia washbasin with central chrome mixer tap and close coupled WC with concealed cistern; panel effect walls, continuation of the stripped wood oak flooring and obscured glazed window.

Garage - 9.27m wide x 7.65m deep at it's maximum point (30' - A well proportioned attached garage which could accommodate two to three vehicles, providing an excellent, well proportioned, versatile space which, subject to consent, may even offer scope for conversion. The garage is accessed via a pair of ledge and brace timber sliding doors and has a high vaulted ceiling with exposed trusses providing potential useful storage in the eaves. The garage also houses the floor standing oil fired central heating boiler with pressurised hot water system. To the rear of the garage is a raised area which provides a useful boot room/utility space having power and light and access into the enclosed courtyard garden to the side.

RETURNING TO THE MAIN ENTRANCE HALL A SPINDLE BALUSTRADE STAIRCASE RISES TO:

First Floor Galleried Landing - Having an attractive aspect into the rear garden, dado rail, access to loft space above and, in turn, further stripped pine reclaimed doors leading to:

Bedroom 1 - 4.95m x 4.45m (16'3" x 14'7") - A stunning well proportioned double bedroom having an attractive full height ceiling with exposed timber purlins and panel effect elevation; fitted with a generous range of bespoke integrated furniture with wardrobes and low level drawer units; attractive stripped wood flooring, deep skirtings and a dual aspect with sealed unit double glazed windows to two elevations.

Shower Room - 2.59m x 1.78m (8'6" x 5'10") - Located adjacent to the principle bedroom off an inner landing meaning it can be used purely as an ensuite for the principle bedroom or simply as a shower room servicing the other bedrooms. The room is beautifully appointed with a combination of both traditional and contemporary fittings comprising large shower enclosure with glass screen and wall mounted shower mixer with both independent handset and rainwater rose over, vanity unit finished in a heritage style design, WC with concealed cistern and vanity area with moulded elliptical washbasin with chrome mixer tap; tiled floor and obscured glazed window.

Bedroom 2 - 4.60m max into alcove x 4.37m (15'1" max into alco - A well proportioned double bedroom having a pleasant aspect to the front, chimney breast with useful built in wardrobe to the side and attractive leaded stone mullion surround window.

Bedroom 3 - 4.55m x 2.97m (3.23m max into alcove) (14'11" x 9' - A further well proportioned double bedroom having a delightful aspect into the rear garden; integrated storage cupboards, shelved alcove and windows to two elevations.

Bedroom 4/Study - 3.23m x 2.21m (10'7" x 7'3") - A versatile room currently utilised as a first floor office but alternatively could make a child's single bedroom or additional dressing room; having useful over stairs storage cupboard and leaded stone mullion surround window to the front.

Walk In Closet/Bedroom 5 - 4.39m x 3.94m (14'5" x 12'11") - A tastefully appointed room having a generous range of integrated bespoke furniture providing a fantastic dressing room and a dual aspect with windows to both the front and rear. The room could easily be reconfigured to create a further double bedroom if required.

Main Bath/Shower Room - 2.44m x 2.67m (8' x 8'9") - A beautifully appointed space having a four piece suite comprising tongue and groove effect double ended panelled bath with twin chrome taps, separate contemporary shower enclosure with glass screen and wall mounted digital shower with wall mounted rainwater rose, vanity unit with inset washbasin and close coupled WC; contemporary towel radiator, attractive part pitched ceiling with inset downlighters and obscured glazed window.

Exterior - The property enjoys a slightly elevated position set back behind a walled frontage on what is a particularly generous plot, lying just in excess of half an acre, with gardens running to three sides including a well proportioned southerly facing side garden which catches much of the day's sun. The property is approached off an initial shared driveway which in turn leads to a private drive belonging to the property providing ample off road parking for several vehicles and in turn leads to the attached double garage. The remainder of the front garden is laid to lawn with inset box hedging and established shrubs and an additional stone listed gateway with wrought iron gate leading up to a central pathway and, in turn, the main entrance door. The majority of the gardens are laid to lawn with well stocked perimeter borders with an abundance of established trees and shrubs. A generous paved terrace links back into the main receptions providing a fantastic outdoor living/entertaining space. An additional enclosed garden to the north easterly side provides a useful space which would be ideal as a vegetable garden or enclosed area for dogs.

Council Tax Band - South Kesteven District Council - Band F

Tenure - Freehold

Additional Notes - The property is understood to have mains drainage, electricity, and water. Central heating is oil fired (information taken from Energy performance certificate and/or vendor).
The property has its own private driveway, however the initial driveway entrance off the High Street, is via a right of way over the drive belonging to No.75, this right of way, continues to a secondary access at the rear.
Please note, the property is Grade II listed, as is the stone gateway. It also lies within the village conservation area.

Additional Information - Please see the links below to check for additional information regarding environmental criteria (i.e. flood assessment), school Ofsted ratings, planning applications and services such as broadband and phone signal. Note Richard Watkinson & Partners has no affiliation to any of the below agencies and cannot be responsible for any incorrect information provided by the individual sources.

Flood assessment of an area:_
https://check-long-term-flood-risk.service.gov.uk/risk#

Broadband & Mobile coverage:-
https://checker.ofcom.org.uk/en-gb/broadband-coverage

Radon Gas:-
https://www.ukradon.org/information/ukmaps

School Ofsted reports:-
https://reports.ofsted.gov.uk/

Planning applications:-
https://www.gov.uk/search-register-planning-decisions