Market Harborough 10 miles (HST London St Pancras International)
Leicester 9 miles (HST London St Pancras International)
Kettering 21 miles (HST to London St Pancras International)
(All distances approximate)

SITUATION
Burton Overy, a conservation village has long been regarded as one of the most sought-after locations within rural south Leicestershire. The village is surrounded by rolling countryside and is only nine miles from Leicester city centre. The village has a church, a public house with a good restaurant and an active village hall. The area is well placed for Market Harborough and Leicester, both offering a wide range of shopping and recreational amenities. In recent years, re-siting of Leicester Grammar School and Stoneygate School at Great Glen has been another drive for families coming into the area. Also within driving distance are Leicester High School for Girls, Uppingham and Oakham.
Communications are excellent, by road the M1 motorway connections are at junctions 20 and 21, with the M69 connecting via junction 21 to the M1. International air travel is well catered for at East Midlands Airport, Birmingham, Luton and Stansted. Leicester, Market Harborough and Kettering offer mainline rail travel to London St Pancras International, all in approximately one hour.
The area is popular for riding with an abundance of bridleways nearby, golfing at Glen Gorse and water sports at Rutland Water.

THE PROPERTY
Just beyond the outskirts of the ever-popular Burton Overy, The Old Farmhouse offers an excellent opportunity for anyone seeking a comfortable and elegantly refurbished home, with a gorgeous sheltered Mediterranean style courtyard garden to the rear, and walled garden to the front. The property has lovely views over rural pastureland, making a wonderful location to put down roots. Set behind mature trees and boundaries, The Old Farmhouse has been sympathetically renovated and restored, creating a lovely warm and traditional feeling home with elegant finishes throughout. Wood panelling has been added to enhance many of the rooms, whilst modern styled floor to ceiling picture windows in the dining room frame views of the Mediterranean garden set within the walls of the rear courtyard. The ground floor is entered via a central glazed hall, has spacious rooms joined by a central flagstone hallway, which include a large, open plan living room and kitchen, with the kitchen itself having been designed and fitted by Plain English, with an excellent of storage units, Jet Black Aga, central island, double Belfast sink and separate preparation sink, and space for an American Style fridge freezer. To one wall, also by Plain English, is a run of floor to ceiling bookcases, with a sliding door that pushes to one side to reveal a hidden workstation. The living area has an attractive brick-built hearth with green oak bressummer beam over, and to one end of the room is a recessed window seat overlooking the front of the house. From the kitchen, the room has been opened though to the large dining room, with a vaulted and beamed ceiling, and French doors out onto the deck and courtyard beyond. Elsewhere on the ground floor, a beautiful garden room with solid roof opens to the pretty, walled cottage garden. Further down the hall is a large drawing room, panelled and painted in Annie Sloan heritage colours, with underfloor heating and a woodburning stove set into an attractive hearth. Adjacent is a well-sized office with bespoke, made to measure shelving, desks and storage, and to one wall, a fireplace, although the chimney is thought to be capped. To the far end of the drawing room, steps lead through to a fantastic games room that has potential to be a cinema room, with workshops and storerooms through the door to the far end. The rear hall has a useful boot room, a utility and downstairs shower room and changing room accessible from the courtyard and swimming pool. To the first floor, there are five double bedrooms, the principal bedroom having its own luxuriously refitted bathroom with roll top bath and separate double shower. One of the smaller bedrooms is adjacent, and is currently used as a dressing room, but could easily be a nursery or full-sized bedroom. The second bedroom is en-suite, with a large storage cupboard off, and the final two bedrooms are set to the front and rear of the property, sharing a family bathroom.

OUTSIDE
The external space at The Old Farmhouse is flexible – there is a private gravelled driveway to the property set behind mature trees creating an entirely private frontage. The Old Farmhouse enjoys both a Mediterranean styled garden to the rear, set within the courtyard of buildings creating a sheltered and inviting space where the heated pool is flanked by wide terraces and decked areas. To the front of the property is a walled garden, planted with a wide variety of colourful flowers and shrubs, reminiscent of a traditional English cottage garden, and a gate leads through to the adjacent orchard.

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

SERVICES
None of the services have been tested by the agents.

LOCAL AUTHORITY
Harborough Borough Council

COUNCIL TAX BAND
The Old Farmhouse - Council Tax Band H

IMPORTANT NOTICE
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) Regulations 2017. King West asks for your co-operation in this regard.

6. These particulars are not to be repoduced without the express consent of King West.

July 2023