This charming country cottage is set within its own private, self-contained gardens within the overall setting of West Langton Hall. Approached via the private parkland setting, the cottage is located in a wonderfully secure position adjacent to the hall itself and backing onto the former stable block.

SITUATION
'The Langtons' are a collection of five villages, approximately 4 miles to the North of Market Harborough, that share a strong community ethos centered around the well-regarded primary school in Church Langton itself and via events such as the 'inter-Langtons' cricket matches that take place every year on the cricket pitch in East Langton. West Langton itself centers around Old Langton Hall, a stunning Grade II listed 17th Century conversion of part of the original Langton Hall, built in 1666 and later owned by The Spencer Family.The area boasts wonderful countryside in which to enjoy all pursuits, and there is access to a private woodland area for residents of West Langton. Four public houses / restaurants can be found within the Langton villages, with the ever-popular Langton Arms in neighboring Church Langton being accessible via a public footpath. Nearby the medieval market town of Market Harborough has extensive facilities, including a range of boutique shops and stores, restaurants, bars, leisure centre and a theatre.

SCHOOLING
There is a wide selection of state and independent schooling in the area including the local Church Langton CE (Aided). Preparatory schools are at Spratton, Maidwell, and Stoneygate (Great Glen). Secondary schooling is available locally at Market Harborough, Kibworth and Uppingham, whilst notable private secondary schooling options are available at Leicester Grammar School (Great Glen), Uppingham School, Oakham School, and Leicester High School.

TRANSPORT LINKS
Market Harborough offers access to London St Pancras from 55 minutes, making the area an excellent location for those wishing to travel regularly to London for leisure or work purposes. Leicester and Peterborough are easily accessible via the A47, and the M1 and the M6 providing access to London, Birmingham and East Midlands airport.

GROUND FLOOR
The ground floor of Folly Cottage provides for a charming SITTING ROOM with wood burning stove, window to the front overlooking its private cottage garden and double doors that open onto the west-facing CONSERVATORY, currently utilised as DINING ROOM. The KITCHEN has windows to front and rear, bringing in all day East-West light; with space for breakfast table and chairs, and a RAYBURN oven. The WC completes the ground floor accommodation.

FIRST FLOOR
There are two large DOUBLE BEDROOMS to the first floor, both with windows front and rear allowing for East-West light and views over surrounding countryside, with fitted wardrobes; the well-appointed BATHROOM serves both rooms.

OUTSIDE
The charming cottage garden is a delight; predominantly laid to lawn with well-appointed borders and gravelled driveway area and gated entrance. There is parking to the front and side of the property, and to the rear is the picturesque converted stable yard.

SERVICES
Gas fired central heating via Rayburn in kitchen. Secondary immersion heater for hot water. Log burner in Sitting Room. Mains water and drainage.

VIEWINGS
Viewing strictly by prior appointment with the Agents.

IMPORTANT NOTICES
Whilst every care has been taken in the preparation of these particulars, all parties should note: i The description and photographs are for guidance only and are not a complete representation of the property. ii Plans are not to scale; are for guidance only and do not form part of the contract. iii Services and any appliances referred to have not been tested and cannot be verified as being in working order. iv No survey of any part of the property has been carried out by the Vendor or McCallum Marsh. v Measurements are approximate and must not be relied upon. Maximum appropriate room sizes are generally given to the nearest 0.1 metres. Outbuildings are measured externally (unless otherwise stated) to the nearest 0.5 metres; an approximate Imperial equivalent is also given. vi Only those items referred to in the text of these particulars are included. vii Nothing in these particulars or any related discussions forms part of any contract unless expressly incorporated within a subsequent written agreement.

Council Tax Band: D
Tenure: Freehold