Market Harborough 3 miles (HST to London St Pancras International)
Northampton 17 miles (HST to London Euston)
Leicester 16 miles. (All distances approximate)

SITUATION
The Old Rectory sits in the heart of the popular village of Braybrooke on the Northamptonshire/ Leicestershire border. The town of Market Harborough is some three miles away and contains a comprehensive range of shops, commercial centre, theatre, leisure centre and golf club. Both the city of Leicester and town of Northampton contain an extensive array of leisure amenities and thriving shopping centres. Water sports are available at Pitsford Reservoir and Rutland Sailing Club. Communications to the area are excellent. The A14 is approximately five miles to the south, with the M1 and M6 to the west providing good motorway connections. A mainline rail link between Market Harborough and London St Pancras International takes approximately one hour. Birmingham, East Midlands, Coventry and Stansted airports are within easy commuting distance by virtue of the extensive motorway network. The area offers many sought after preparatory schools with Maidwell, Spratton and Stoneygate nearby. Secondary and public schools are available at Guilsborough, Rugby, Uppingham, Oakham, Oundle, Leicester and Northampton.

A fine former Rectory listed Grade II with apartment in attractive grounds

THE PROPERTY
The Old Rectory is an attractive Queen Anne/Georgian village residence, sitting in private gardens and grounds, and constructed of squared ironstone and brick with limestone dressings and Welsh slate roof. The property retains a wealth of period features to include a beautiful oak staircase, inglenook fireplace, exposed beams, Gothic revival porch, ornate tiled floor, panelled walls, high ceilings, oak doors and window shutters.
The Old Rectory is approached via a tree-lined driveway leading to a large gravelled parking and turning area, with shrub and herbaceous beds. Covered parking is available for five vehicles; three in the oak-frame triple garage (two open bays, one closed) and two in the original waggon bay of the Coach House. The main entrance to the house is from this parking area, on the western side of the house, to access the Reception Hall.
The southern garden elevation to the main house is the grandest; with a further entrance framed by the Gothic revival porch leading to an entrance hall with the original ornate oak staircase. Radiating from the hall are two large reception rooms with bay windows and views of the garden. One of these rooms is presented as accommodation for the aged/disabled; benefitting from bespoke joinery concealing a kitchenette and level access through to a wet-room configured for those with limited mobility. Ascending the staircase leads to two further large garden facing rooms: the principal bedroom suite and a large study/office, with corridor access on to a family bathroom, a further bedroom, together with stair access on to the second floor with two further bedrooms, shower-room and loft stores. A ground floor corridor links to the Reception Hall, with access also to the large cellar which includes a plumbed utility area for washing machines and freezers, and a wine store.
The Reception Hall has glazed double-doors to the courtyard gardens, and provides a cloakroom and access on to the Sitting Room, Dining Room and Kitchen; all of which benefit from English limestone floors. The Sitting Room has an impressive stone inglenook fireplace. The stylish kitchen by Thomas and Thomas has an excellent range of units to include a central island, bespoke English oak larder with concertina doors, AGA, Miele oven, 4-ring hob, fitted dishwasher, space for fridge-freezer, and glazed double-doors to the courtyard gardens.
The self-contained Apartment is ideal for relative/staff accommodation, letting or bed-and-breakfast, subject to the necessary consent. Accessed separately from the Old Rectory via an external spiral wrought-iron staircase, it benefits from a spacious living room/kitchenette and a bedroom leading through to a bathroom.

GARDENS AND GROUNDS
A timber gate leads to the driveway which is flanked by mature trees and shrubs. A private door off the driveway leads into the walled gardens and apartment. The Coach House is a detached outbuilding which has recently been renovated to provide a large upstairs amenity space, together with downstairs workshop, potting shed, store and covered parking. To the rear is a large newly built brick and glass Greenhouse, incorporating a seating area. The gardens offering a high degree of privacy and include lawns with shrub and herbaceous beds, mature trees, a vegetable and herb garden, and various seating areas. The attractive courtyard garden, ideal for outside entertaining, can be accessed via the Kitchen, Dining Room and Reception Hall.
Two banks of PV panels are installed; eight on the south facing coach house and fourteen on the west facing oak framed garage.

VIEWING
The property may only be inspected by prior arrangement through King West. [use Contact Agent Button].

TENURE
Freehold

COUNCIL TAX
Band G

AGENTS NOTE
There is a right of way in favour of a neighbouring landowner over a portion of the driveway.

King West, their joint Agents (if any) and clients give notice that:
1. These property particulars should not be regarded as an offer, or contract nor part of one. You should not rely on any statements by King West in the particulars, or by word of mouth or in writing as being factually accurate about the property, nor its condition or its value. We have no authority to make any representations or warranties in relation to the property either here or elsewhere and accordingly any information given is entirely without responsibility.
2. The photographs illustrate parts of the property as were apparent at the time they were taken. Any areas, measurements or distances are approximate only.
3. 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 been obtained. It is the responsibility of a purchaser or lessee to confirm that these have been dealt with properly and that all information is correct.
4. King West have not tested any services, equipment or facilities, the buyer or lessee must satisfy themselves by inspection or otherwise.
5. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce satisfactory proof of their identification and address at the point any sale is agreed in order to comply with The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer).
6. These particulars are not to be reproduced without express consent from King West Ltd. September 2022