* Guide Price £325,000 to £350,000 *

Thomas James are delighted to offer this charming cottage to the market, situated close to the heart of the popular south Nottinghamshire village of Cotgrave.

Extended to the ground floor, the property provides well presented accommodation including an entrance hall, an impressive dining kitchen/family room with French doors opening to the rear garden, a separate living room, a snug/ground floor bedroom, a utility room and a cloakroom/wc on the ground floor, with the galleried first floor landing giving access to two double bedrooms and two separate shower rooms.

Boasting characterful period features, the property benefits from a security alarm, CCTV, Oak internal doors, gas central heating and UPVC double glazing.

There is an established garden at the rear of the property, extending to around 200ft and incorporating lawns, seating areas and a summer house, plus a block paved driveway at the front providing off road parking for up to two vehicles.

Early viewing is essential.

Ground Floor Accommodation -

Composite Entrance Door - At the side of the property, opens to the:-

Entrance Hall - Tiled flooring, ceiling light point and wall light points, stairs off to the first floor, under stairs storage cupboard, double store cupboard, further cupboard housing the Baxi central heating boiler, doors into the snug/bedroom three, the dining kitchen/family room, the ground floor cloakroom/wc and the:-

Living Room - UPVC double glazed window to the front elevation, feature log burner set in a brick surround, wall light points, radiator, laminate flooring, beams to the ceiling.

Snug / Bedroom Three - UPVC double glazed window to the front elevation, radiator, beams to the ceiling, ceiling light point, original fireplace.

Ground Floor Cloakroom / Wc - Fitted with a low flush wc, and a wash hand basin with a vanity cupboard beneath.

UPVC double glazed window to the rear elevation, tiling to the splash backs and flooring, radiator, ceiling light point, wall mounted consumer unit.

Dining Kitchen / Family Room - Fitted with a range of solid Oak wall, drawer and base units, under cabinet lighting, tiled splash backs and roll edge work surfaces, one and a half bowl stainless steel sink and drainer unit with a mixer tap over, space for an American style fridge/freezer, integrated appliances

Dining Kitchen / Family Room (Cont'd) - include a dishwasher, a fan assisted double oven, and an induction hob with an extractor hood over.

Vaulted ceiling with Velux windows, UPVC double glazed windows to the side and rear elevations, central island unit, multi fuel burner set against an exposed brick wall, laminate flooring to the family area, tiled flooring to the kitchen area, ceiling spot lights, feature beams, door to the utility room, UPVC double glazed French doors opening to the rear garden.

Utility Room - Fitted with base storage units, wood work surfaces, inset Belfast sink with a mixer tap over, space and plumbing for a washing machine.

Ceiling light point, extractor fan, tiled flooring, radiator.

First Floor Accommodation -

Galleried First Floor Landing - Two UPVC double glazed windows to the rear elevation, radiator, beams to the ceiling, ceiling light point, loft access hatch, doors into two bedrooms and two separate shower rooms.

Bedroom One - UPVC double glazed window to the front elevation, radiator, ceiling light point, original fireplace.

Shower Room - Fitted with a double shower enclosure, a pedestal wash hand basin, and a low flush wc.

Opaque UPVC double glazed window to the rear elevation, tiling to the splash backs and flooring, ceiling light point, extractor fan, chrome heated towel rail.

Bedroom Two - UPVC double glazed window to the front elevation, radiator, ceiling light point, original fireplace.

Shower Room - Fully tiled and fitted with a double shower enclosure, a pedestal wash hand basin, and a low flush wc.

Opaque UPVC double glazed window to the rear elevation, ceiling light point, extractor fan, heated towel rail, wall mounted mirror fronted cabinet.

Outside - The block paved driveway at the front of the property provides off road parking for up to two vehicles. There is secure timber gated access to the entrance door and the rear garden.

The country style rear garden extends to around 200ft in length and includes a large patio seating area, a lawn, well maintained and established flower and shrub beds and borders, mature trees, a seating area with wood pergola over, and a further patio seating area. Divided into two by a feature farmers style gate, the garden has external power points, lighting and a tap, and houses a log store, two timber storage sheds (with power a lighting connected), and a TIMBER SUMMER HOUSE (with power a lighting connected).

Council Tax Band - Council Tax Band B. Rushcliffe Borough Council.

Amount Payable 2023/2024 £1,818.06.

Directions - Hollygate Lane can be located off the junction of Colston Gate and Bingham Road, Cotgrave.

Cotgrave - The popular south Nottinghamshire village of Cotgrave enjoys an extensive range of local facilities including primary schools, a leisure centre with swimming pool, shops and churches, a state of the art doctors surgery and library hub, public houses, a country park and a golf course. There are excellent transport links and main road routes to Nottingham and Leicester.

Referral Arrangement Note - Thomas James Estate Agents always refer sellers (and will offer to refer buyers) to Knights PLC, Premier Property Lawyers, Ives & Co, Curtis & Parkinson, Bryan & Armstrong, and Marchants for conveyancing services (as above). It is your decision as to whether or not you choose to deal with these conveyancers. Should you decide to use the conveyancers named above, you should know that Thomas James Estate Agents would receive a referral fee of between £120 and £240 including VAT from them, for recommending you to them.