A most attractive Grade II listed three bedroomed period house of immense charm and character together with a self-contained 1 bedroomed annexe/home office occupying a delightful backwater setting within the heart of the Conservation village of Billesdon surrounded by beautiful east Leicestershire countryside.

This former ale house is believed to date back to the early 18th Century retaining a wealth of character features, and has been sympathetically refurbished to create generously proportioned accommodation arranged over three floors.

With the benefit of gas fired central heating powered by a combination boiler, the well presented interior is approached via an entrance hall with staircase off, attractive sitting room with arched stone open fireplace with multi pane glazed doors opening into a conservatory which enjoys views over the gardens. The dining room has a bay window to the front, beamed ceiling and door leading down to the cellar. The kitchen is superbly appointed with Shaker style bespoke built-in units with granite style working surfaces and an Aga, backed by an electric oven. There is a feature white deep glazed Belfast sink with hardwood working surfaces, together with a stable type door leading out to the side of the house. There is also a downstairs cloakroom/wc.

On the first floor off a spacious landing with airing cupboard is the principal bedroom with wooden flooring, and wonderfully spacious family bathroom having a Victorian style five piece suite with cast iron roll edged bath on ball & claw feet and separate shower unit. On the upper floor off a central landing are two further double bedrooms, each with boarded flooring and high ceilings with exposed beams.

To the front of the house is a home office/small annexe, formerly the garage, which has been converted to create excellent flexibility, having a fitted kitchen area and separate shower room/wc.

Most of the garden lies to the front of the house, and has been beautifully landscaped, creating fantastic summer entertaining space, with recently laid paved patio and pathways, together with artificial grass lawns, providing ease of maintenance. There is a wonderful barbeque area with wooden working surface on stone brick supports, flower and shrub borders and timber summer house. There is also gravelled and paved off road parking for three cars.

The property is sold with the advantage of an avant garde and enhancing LISTED PLANNING CONSENT to substantially extend the ground floor accommodation with the creation of a stunning fully glazed garden room with bi-fold doors leading out to the gardens. The layout of the existing building will have a largely open plan feel incorporating two reception areas and a kitchen. In addition, it is proposed to have a downstairs cloakroom/wc, ground floor bedroom with dressing room and en suite bathroom. For a full set of plans and CGI's, please contact the selling agents.

Location - Billesdon is an exceptionally popular village surrounded by some of east Leicestershire's most attractive countryside, lying some 11 miles north of the thriving town of Market Harborough and some 9 miles east of the City of Leicester, both of which have mainline rail services to London St Pancras in about an hour. Part of the popularity of Billesdon is its wonderful village amenities including a doctors surgery, village store, post office, community centre with sporting and leisure opportunities, fine parish church and two public houses. There is a well regarded primary school, with private schooling located in Oakham, Uppingham, Stamford and Oundle. The village is renowned for its excellent community spirit, and there are numerous walks along footpaths around the village, with Rutland Water a short drive away.

Accommodation In Detail -

Ground Floor -

Entrance Hall - Double glazed entrance door with side screens, ceramic tiled floor, double glazed sloping roof, staircase off.

Sitting Room - 3.73m x 3.38m (12'3 x 11'1) - Arched stone open fireplace with display shelving to side, range of high level cupboards housing the electricity meter, radiator, multi pane glazed doors through to:

Conservatory - 3.51m x 2.44m (11'6 x 8) - With double glazed windows overlooking the gardens, glazed pitched roof creating an abundance of natural light, French door leading out, radiator.

Dining Room - 3.43m x 3.84m (11'3 x 12'7) - Multi pane glazed bay window overlooking the garden, double glazed side window, beamed ceiling, radiator, door leading down to a useful cellar.

Kitchen - 4.95m x 2.74m average (16'2" x 8'11" average) - Superbly appointed with Shaker style range of bespoke built-in base and wall cupboards, several drawers, shelving, spice drawers, granite working surfaces, Aga with two ovens and two chrome hotplates, built-in electric oven, four ring gas hob unit, beamed ceiling with high level skylight creating additional natural light, white deep glazed Belfast sink with hardwood working surfaces and drainer, chrome mixer tap over, clay tiled floor, radiator, pine framed double glazed windows, two skylights, stable type door out to side area.

Cloakroom/Wc - White suite comprising low flush wc, wash hand basin, double glazed window and clay tiled floor.

First Floor -

Landing - Radiator within casement surrounds, multi pane glazed window to front, built-in airing cupboard.

Bedroom One - 3.86m x 2.82m (12'8 x 9'3) - Multi pane glazed window to front, radiator, wooden flooring.

Bathroom/Wc - 3.84m x 3.58m (12'7 x 11'9) - A wonderfully spacious family bathroom fitted with a five piece Victorian style suite comprising a cast iron roll edged bath on ball & claw feet with chrome mixer tap over and shower attachment, pedestal wash hand basin, bidet, low flush wc, fully tiled shower unit with glazed door, panelling to walls, painted boarded flooring, multi pane glazed windows to two elevations, built-in living cupboard, two radiators with cabinet surrounds.

Upper Floor -

Central Landing - With low level doors leading off to:

Bedroom Two - 3.61m x 3.86m (11'10 x 12'8) - Two multi pane glazed windows to front, boarded floor, radiator, high ceiling with exposed beams.

Bedroom Three - 3.89m x 3.53m (12'9 x 11'7) - Built-in range of wardrobes, multi pane glazed windows to front and rear, radiator, high ceiling with exposed beams and boarded floor.

Outside -

Home Office/Small Annexe - Formerly the garage, converted to:

Living Room - 6.35m x 2.49m (20'10 x 8'2) - Multi pane glazed window, double glazed entrance doors, ceramic tiled floor, electric panel heater, kitchen area to one corner with sink unit, mixer tap over, plumbing facilities for washing machine, base cupboards, working surface with tiled surrounds.

Shower Room - 2.49m x 2.36m (8'2 x 7'9) - Fully tiled shower cubicle, wash hand basin, low flush wc, double glazed windows to two elevations, matching flooring, electric wall heater.

Landscaped Gardens - Landscaped gardens located to the front of the property creating fantastic entertaining space for the summer months, having a recently laid paved patio, artificial grass areas providing ease of maintenance, a barbeque area with wooden surface on stone brick supports, raised flower beds, wooden summer house with double doors and windows.

There is gravelled off road parking for three cars with a central paved path, approached via a shared driveway over which this property has a right of way.

Planning Permission - Planning permission was granted in March 2021 for the extension of the property. Planning Reference via Harborough District Council is 21/00486/LBC. Interested parties are recommended to liaise directly with Harborough District Council over any queries.

Fixtures & Fittings - Fixtures and fittings mentioned in these particulars are included in the sale - all other items regarded as owners fixtures and fittings may be removed.

Epc Exempt - As the property is Grade II Listed, it is exempt from EPC regulations.

Council Tax - Council Tax Band D. For further information contact Harborough District Council[use Contact Agent Button]

Stamp Duty From 23rd September 2022 - Normal Rate
Up to £250,000 - 0%
£250,001 to £925,000 - 5%
£925,001 to £1.5 million - 10%
Over £1.5 million - 12%

First Time Buyers
UP to £425,000 - 0%
£425,001 to £625,000 - 5%
Homes above £625,000 - Normal rates apply

You usually pay 3% on top of these rates if you own another residential property. It is recommended buyers check Stamp Duty rates for their particular situation on the government website:

Money Laundering - To comply with The Money Laundering Regulations 2007, any successful purchaser/purchasers will be asked to provide proof of identity and we will therefore need to take copies of a passport/driving licence and a recent utility bill (not more than three months old). This information is required prior to Solicitors being instructed.