Rooms

About the Property cont'd
In total there is over 11,800 sq. ft. of versatile accommodation with 14 bedrooms, 10 bath or shower rooms and 9 reception rooms across the four main buildings. There is scope to use the accommodation in many varied ways depending on individual requirements. For example, The Old Rectory and Cherry Blossom House could be reconnected to create one larger property if required or multi generational families could keep them separate for close but independent living or rent one out to generate an income. The coach house also offers scope for multi generational accommodation or could be rented out as a holiday let. The summerhouse functions as a pool room but could also be used as self contained accommodation for guests or staff.

History and Specification
The property was given Grade II listed status in January 1976. The listing report dates the oldest part of the house to 1720 with alterations in the 19th century, including a red brick Victorian extension. The summerhouse in the grounds replaced a previous dovecote and was added by previous owners. It has been converted by the vendors into a self-contained one bedroom apartment and can also be used as a pool house for the swimming pool which was added by the vendors. The vendors also added a garage block in 2010 and an Orangery at the rear of the house in 2011. Planning permission is still in place to add a glass orchid house, additional garaging, stables, a wood store, and a tennis court if desired.

History cont'd
In addition to the extensions the vendors have also undertaken a comprehensive restoration programme at the property, with careful attention paid to restoring and retaining original features which have been successfully blended with modern amenities. All the plumbing was replaced and new sanitaryware installed in all the bathrooms, the electrics were upgraded, new radiator covers were installed throughout, and internal door handles and latches were repaired where possible or replicated. Electric gates were installed at the entrance as well as hardwired smoke detectors and a CCTV system which can all be monitored via an app.

The Old Rectory

Ground Floor
The central front door is sheltered by a gothic style porch and opens to a spacious entrance hall which has original patterned Victorian floor tiles, and a Regency arch which leads to a rear hall with access to the cloakroom and utility room. An inner hall with windows to the front connects the entrance hall and the side hall which has stairs to the first floor and access to a side hall and the rear hall.

Reception Rooms
The sitting room has an ornate fireplace housing a Stovax log burning stove, ornate ceiling coving, and dual aspect windows, including full height sash windows, with views over the garden towards the pool area. The snug/TV room has exposed parquet flooring, a sash window to the front with original shutters, exposed beams, and built-in storage cupboards. The spacious study has a fully flued feature fireplace housing a Clearview log burner. There are dual aspect windows with views over the front garden. The windows have restored original shutters and two windows have windows seats with storage beneath. A bespoke range of built-in cupboard and book shelves spans one wall.

Kitchen
The kitchen has oak flooring, and is fitted with a comprehensive range of bespoke full height, base, and wall units, including display shelving, with granite worksurfaces incorporating a double sink with an Insinkerator and a Quooker boiling water tap. Integrated appliances include two Liebherr larder fridges, a drinks fridge, and two Miele dishwashers, and there is space for a range cooker with an extractor over.

Orangery
Openings from the kitchen lead into the impressive Orangery which has a large lantern skylight and windows and doors to a paved terrace in the rear garden for al fresco entertaining. It is currently used as a dining/family room and has ample space for a dining table to seat ten, as well as a relaxing seating area. There is a feature exposed stone wall, tiled flooring with underfloor heating, and an opening to the sitting room giving a good flow through the space for modern family life and entertaining.

Utility/Boot Room
The utility room has a window to the side, a door to the rear garden, a butler sink and space and plumbing for a washing machine and a tumble dryer. There is also space for coat and shoe storage. A wall mounted 3 zone Worcester Bosch boiler serving the wet underfloor heating for the Orangery.

Principal Bedroom Suite
The principal bedroom has dual aspect windows with views over the rear garden, and a high ceiling. There is a comprehensive range of fitted furniture by Grand Union Designs including full height fitted wardrobes spanning one wall, an island of drawer units with a fitted bench seat at one end, and a unit which includes a retractable TV. The en suite has a feature fireplace, a sash window to the rear a claw footed slipper bath with a shower attachment, a separate walk-in shower with rainwater and standard showerheads, a vanity washbasin and a high cistern WC.

Other First Floor Bedrooms and Bathrooms
There is a spacious bedroom over the study which also has a bay window with views over the front garden and the church beyond, and two tall sash windows with storage windows seats overlooking the front of the house and the drive. Another bedroom has a window to the rear, a feature fireplace, a dressing area with built-in storage, and an en suite bathroom which has a freestanding oval bath, a walk-in shower with rainwater and standard shower heads, a vanity washbasin, a WC, and a towel radiator. The remaining bedroom on the first floor also has a sash window overlooking the rear garden. This bedroom has a stud wall between it and the family bathroom giving scope to knock through for en suite access if desired. The bathroom has a built-in cupboard housing a water softener for the property, a claw footed bath with a shower attachment, a walk-in shower, a WC, twin vanity washbasins and a towel radiator.

Second Floor
Stairs from the first floor landing continue up to the second floor where there is a fifth bedroom which has a part vaulted ceiling, three windows to the rear, a walk-in wardrobe and an en suite shower room. There is also a door to an extensive loft area which is boarded with light and is currently used for storage but which has scope for further conversion if desired and subject to planning permission. The bedroom has space for a study or seating area in addition to a bed and would make a good suite for a teenager.

Coach House
The former coach house has been converted into a self-contained annexe which the vendors use for extended family allowing different generations to live together while maintaining some independence. Alternatively, it could be used as a guest wing, for staff, or could be rented out to create an income. There is a block paved seating area in front of the coach house and an area of the front garden, which is separated from the rest by mature hedgerow, has been allocated for its use and has a lawned garden with a further paved seating area. One set of arched doors leads to a garage which has space and plumbing for a washing machine and tumble dryer as well as several fridges and freezers.

Sitting/Dining Room, Kitchen and Utility Room
The entrance door is in a further arch which has been glazed and allows plenty of natural light into the sitting/dining room which has dual aspect windows and wood effect laminate flooring which continues throughout the ground floor. The kitchen has a range of wall and base units with complementary work surfaces incorporating a one and a half bowl sink and drainer under a window with views of the fountain in the front garden. Appliances include a John Lewis double oven with an induction hob and a Bosch dishwasher. The utility room has an obscure glazed window to the rear and a connecting door to the sitting/dining room.

First Floor
Stairs from the sitting/dining room lead up to a dual aspect room which has exposed wood flooring and a built-in cupboard housing the boiler. This area is currently being used as a study/seating area but could be used as an additional bedroom with the addition of a stud wall subject to planning permission. On one side of this room there is a double bedroom with access to a loft, and a bathroom which has a WC, a pedestal wash basin and a bath with a shower over. On the other side of the study/seating area, the main bedroom has exposed wood flooring, and a vaulted ceiling with exposed beams and timbers. The adjoining room could be used as a further bedroom if desired but is currently used as a dressing room/en suite and has a range of fitted wardrobes spanning one wall, a shower cubicle, a WC and a washbasin.

Cherry Blossom House
This property was originally part of the Old Rectory but the building has now been split to create two separate dwellings. It would be possible to amalgamate the two back into one larger house, or it could be kept as a separate dwelling for extended family or guests. Alternatively, the vendors have rented it out in the past and this could be done again to create an income with an estimated revenue of approximately £3,000 pcm. The vendors refurbished the property in 2020 including new electrics and plumbing, a new boiler and a pressurised water system. The property has a fibre broadband internet connection. A five bar gate gives access to a long gravel drive which leads to an extensive area for parking and bin storage. A further gate leads to a courtyard garden which is surrounded on three sides by the buildings. There is a log store, and a further store room which adjoins the cellar and offers scope for conversion into additional accommodation if required and subject to (truncated)

CBH Ground Floor
The entrance porch leads into an entrance hall with a black and white checkerboard tiled floor, a cupboard housing the pressurised water tank, and a cloakroom. The formal sitting room has a high ceiling with ornate coving, a picture rail, and a feature fireplace with a functioning open fire and slate hearth. The spacious kitchen/breakfast room has dual aspect windows, an original dresser unit along one wall as well as a range of contemporary wall and base units with complementary work surfaces incorporating a butler sink. There is a Cookmaster range cooker with an induction hob with an extractor over, two ovens, a grill and a storage drawer. There are two further reception rooms leading off the kitchen. The dining room has dual aspect windows and a door to a rear porch with access to the garden. The adjoining room has a Velux window and could be used as a study or a snug. It has a door and steps down to a cellar which has built-in wine storage bays.

CBH First Floor
There are four bedrooms on the first floor. Two of the bedrooms have en suite shower rooms and the other two bedrooms share a family bathroom which has a bath and separate shower cubicle, a WC, a vanity wash basin, a towel radiator and LED lighting.

CBH Second Floor
The stairs continue to the second floor where there is a landing with a built-in cupboard and a passage which gives access to an over 25 ft. room which has a Velux window and a range of built-in cupboards one of which houses a brand new Baxi boiler. The room could be used as a bedroom or would also work well as a playroom or games room.

CBH Garden
The door from the rear porch accesses a gravelled seating area with steps up to a lawned garden with a second gravel seating area and established shrub and flower borders and mature trees. While it was rented, tenants did not want a large garden so the vendors added a fence to reduce the size but the actual plot extends to approximately 0.33 acres and the fence will be moved to this boundary if required.

Summerhouse/Pool Room
The south facing summer house has oil fired heating. A central door opens into a sitting/dining room which has a door to the drive, access to the pump room, and stairs to the first floor. The kitchen has a range of units with an inset sink and drainer, a feature arched window overlooking the pool, a dresser unit which is available subject to separate negotiation, and space for a fridge/freezer and a slimline dishwasher. The ground floor also has a shower room with a walk-in shower. The stairs lead to a dual aspect double bedroom. The pump room houses all the machinery for the pool but also has space for storage and for a washing machine and tumble dryer. There is space to add a stud wall to separate off the pool machinery and create an additional bedroom if required. The swimming pool is heated by oil and an air source heat pump and is surrounded by a paved terrace for loungers and seating with views over the rear garden and natural pond. The pool has an integrated (truncated)

Outbuildings

Triple Garage and Cinema Room/Bar
The brick built triple garage has three automatic doors and was built to residential standards so it could be converted into ancillary accommodation if desired subject to permissions. It has zoned underfloor heating, compressed airlines, fitted stereo speakers, oil central heating, and a range of storage units with a sink. Above the garage there is a cinema room/bar which has a retractable screen and projector, eaves storage cupboards for the electronic equipment, a fitted bar with space to seat four, an integrated Miele slimline dishwasher, a wine fridge, and several built-in storage cupboards. There is also a cloakroom with a WC and a wide vanity washbasin.

Tractor Shed/Gym
The tractor shed is double insulated and has an electric roller shutter door and space to house at least three ride on mowers and other garden machinery. Part of the shed has been separated off to create a gym which has space for three machines, and power and wi-fi connected.

Other Storage
Between the tractor shed and the triple garage, and hidden from view by a mature hedge, there are two shipping containers which are used to store garden furniture. These will be included in the sale. At the front of the property, near the entrance gates, there is a paved courtyard area which houses a large timber shed and also provides space for bin storage.

Gardens and Grounds
The landscaped gardens of the Old Rectory extend to approximately 2.68 acres are a particular feature of the property and are almost entirely enclosed by walls with privacy and screening provided by with mature trees and hedges. At the front there is an extensive gravel drive with a central turning circle which has clipped box hedges, slate areas, and a central pond and fountain. The front garden also has lawned areas and established shrub borders. The drive continues past the side of the house and leads to a further parking area between the summerhouse and triple garage.

Gardens cont'd
The rear garden faces almost due south. There is an extensive paved terrace spanning the rear of the house for outside dining and entertaining and there is a stone built outdoor kitchen which has a sink, storage, and a built-in Valoriani pizza oven. Low clipped hedges separate the terrace from the rest of the garden which has sweeping lawns with inset mature trees, and flower and shrub beds and borders. The natural pond is spring fed and has an overflow to prevent flooding. It has a duck house and a feature fountain and contains a variety of fish including rudd, koi carp and mirror carp. Mature hedges create separate areas and conceal the outbuildings and an oil tank. There is also a brick built compost area. Victorian style lampposts provide outside lighting.

Great Houghton
The village of Great Houghton is approximately 3 miles south east of Northampton town centre, just off the A428. The property is within walking distance of the public house in the village, and there are two public houses, a playing field, village hall and church with a primary school in the nearby village of Little Houghton. Private educational establishments include Northampton High School for girls and Wellingborough school, both within easy access, and there is a school bus from Yardley Hastings (5.3 miles) to the Harpur Trust Schools in Bedford. The village is well placed for communication links including the A45 joining the M1 at junction 15. Train services are available from Northampton into London Euston and Wellingborough station into London St Pancras.

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