A charming two bedroomed Grade II listed stone fronted and thatched cottage of character overlooking the churchyard within an historic part of the picturesque Welland Valley village of Hallaton surrounded by some of south-east Leicestershire's most attractive open countryside.

The beautifully refurbished interior retains a wealth of period features, and includes an attractive sitting room with inglenook fireplace having a cast iron multi fuel burner with oak fronted cabinets to side, dining area with exposed stone work and beamed ceiling, open plan to a superbly appointed breakfast kitchen area with built-in appliances and breakfast bar, rear lobby/utility area, and an extended and refitted bathroom with shower over the bath. Off the first floor landing with window overlooking the churchyard and braced & latched doors, are two double bedrooms each with stunning oak beams.

Outside, there is an enclosed landscaped courtyard garden approached via a cobbled path, wooden decked patio with gravelled and paved areas, shrub beds, timber garden shed and brick store.

This cottage has undergone an extensive and sympathetic refurbishment, including: in 2017 full re-thatch of the roof and installation of a thatched dormer to the rear bedroom; a rear extension to the ground floor; new boiler; full electrical re-wiring; complete remodelling and installation of a new kitchen and bathroom; new hardwood double glazed windows and Velux windows to the rear; new English white oak bannisters and cupboards; and mostly new internal doors.

An internal inspection is highly recommended to appreciate the character and quality of this charming period cottage.

Location - The picturesque village of Hallaton is set amidst beautiful rolling open countryside within the renowned Welland Valley area some 7 miles from the thriving town of Market Harborough, and has a range of local amenities including two public houses, a reputable primary school, a fine parish church directly opposite, village hall, recreational facilities including a children's play area, tennis courts, rugby and football pitches and a club house on the recreational ground lying on the edge of the village. There is even a local museum to celebrate the history of the village, and the annual Bottle Kicking event which takes place on Easter Monday. The nearby town of Market Harborough has excellent shopping and supermarket facilities, and there are mainline rail services to London St Pancras in about an hour. The A14 lies to the south, and the M1 is accessible at Junction 20. There is an excellent choice of schools nearby including Uppingham Community College, and private schooling at Oakham, Uppingham, Stamford, Leicester Grammar and LGS Stoneygate School located in Great Glen.

Accommodation In Detail - With the benefit of gas fired central heating and some double glazing, the well presented accommodation comprises:

Ground Floor -

Dining Kitchen - 6.65m x 3.00m inc staircase (21'10 x 9'10 inc stai - A split level room comprising:

Dining Area - Approached via a recently installed oak double glazed entrance door, exposed stone work, radiator, beamed ceiling, oak cupboard beneath the staircase.

Breakfast Kitchen Area - Superbly appointed with an excellent range of base and wall cupboards, several drawers, marble effect working surfaces, Schock sink unit with central waste bowl and mixer tap over, Zanussi built-in double oven, microwave over, Zanussi fridge/freezer and dishwasher, four ring electric induction hob, canopy extractor hood over, wine rack, breakfast bar, double glazed and leaded window to rear, two double glazed skylights providing additional natural light, ceiling spotlights, LED lighting to kickboard, under cupboard and above topbox, and ceramic tiled floor.

Sitting Room - 3.96m x 3.96m (13' x 13') - A charming room with brick inglenook fireplace having cast iron multi fuel burner on tiled hearth, multi pane glazed windows to front overlooking the churchyard, recessed oak fronted double cabinet with cupboard beneath, radiator, beam to ceiling, arched glazed display cabinet, ornate recessed cabinet.

Rear Lobby/Utility - Located off the kitchen with double glazed door leading out, plumbing facilities for washing machine, Worcester gas fired central heating combination boiler, ceramic tiled floor, built-in cupboards, oak door to:

Bathroom - 2.79m x 1.83m (9'2 x 6') - Recently installed white suite by Roca comprising panelled bath, shower unit over with glazed screen, wash hand basin with chrome mixer tap over, feature mirror over with backlit mood lighting and de-mist function, low flush wc, built-in linen cupboard, stylish chrome heated towel radiator, double glazed side window, ceramic tiled walls and floor, double glazed skylight and extractor fan.

First Floor -

Landing - Glazed and leaded window overlooking the churchyard, deep display sill, exposed beams, braced & latched doors off.

Bedroom One - 3.96m x 3.28m (13' x 10'9) - Glazed and leaded window overlooking the churchyard, exposed beams with deep display sill, radiator, spacious recessed wardrobe with oak door.

Bedroom Two - 3.35m x 3.15m (11' x 10'4) - Double glazed and leaded window to rear overlooking adjacent gardens, exposed beams, recessed storage area with oak braced & latched door, radiator, TV aerial socket and WIFI/phone socket.

Outside - Enclosed rear garden with cobbled path, tannalised stylish fence posts with stepping stone path, wooden decked area, gravelled and paved areas, shrub beds, timber garden shed, brick store, outside tap and lighting. A pedestrian right of way exists over the garden in favour of one of the neighbours, in addition to which Number 18 has a right of access over the neighbouring property for pedestrian and vehicular use.

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.

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

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

Tenure - The tenure is freehold. There is a flying freehold, further details from the agents or vendor. Rights of way exist at the rear of the property. A copy of the Land Registry documentation is available for inspection at the agents offices.

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.