* GRADE II LISTED PERIOD COTTAGE * TWO DOUBLE BEDROOMS * SPACIOUS FIRST FLOOR BATHROOM *TWO RECEPTIONS * WEALTH OF CHARACTER * HEAVILY BEAMED CEILINGS * CENTRAL VILLAGE LOCATION* SMALL COURTYARD * CLOSE TO LOCAL AMENITIES * NO UPWARD CHAIN *

A great opportunity to purchase a really interesting, individual Grade II listed period cottage situated right at the heart of this highly regarded and well served Vale village. Perfect for those looking for a property with low garden maintenance as a second home or, alternatively single or professional couples or those downsizing from larger dwellings requiring a central village location.

The property is packed full of character and charm which begins with it's attractive double fronted facade with multi paned cottage style windows beneath a pan tiled roof behind which lies versatile accommodation with initial entrance hall, two main receptions and kitchen all with heavily beamed ceilings. To the first floor are two double bedrooms and a spacious central bath/shower room.

The property benefits from gas central heating with additional log burning stove to the sitting room and is offered to the market with no upward chain.

The property fronts Queen Street with ample on street parking to the front and a small courtyard at the rear.

Overall viewing comes highly recommended to appreciate both the location and accommodation on offer.

The village of Bottesford is well equipped with local amenities including primary, secondary and nursery schools, a range of local shops, several public houses and restaurants, railway station with links to Nottingham and Grantham which gives a fast rail link to London's Kings Cross. The A52 and A1 are also close by providing excellent road access.

A TIMBER ENTRANCE DOOR WITH ATTRACTIVE PERIOD LEADED GLAZED LIGHT ABOVE LEADS THROUGH INTO:

Entrance Hall - Having staircase rising to the first floor and further doors leading to:

Dining Room - 2.90m x 4.65m - An attractive reception having heavily beamed ceiling, deep skirting, attractive Amtico-style wood effect flooring, central heating radiator, cottage latch ledge and brace pine door giving access through to a useful under stairs storage cupboard/pantry, secondary double glazed multi-pane window to the front elevation and door leading through into:

Kitchen - 4.70m x 2.44m max - Having exposed beams to the ceiling and fitted with a generous range of wall, base and drawer units, two runs of rolled edge laminate work surfaces with inset stainless steel one and a third bowl sink and drainer unit with chrome mixer tap, tiled splashbacks, the work surface incorporates a laminate breakfast bar with central heating radiator beneath, space for free-standing gas or electric range, plumbing for washing machine with space for tumble drier above. A cottage latch door leads through into:

Rear Lobby - 1.83m x 1.04m - Having quarry tiled floor, pitched roof and providing useful cloaks hanging space, window to the side and timber door giving access through into a small rear courtyard.

Sitting Room - 4.70m x 3.12m (15'5 x 10'3) - A delightful reception having chimney breast with attractive solid fuel stove and tiled hearth, reclaimed oak mantle over and alcoves to either side, attractive exposed oak beam to the ceiling, deep skirting, Amtico-style flooring, ceiling light point, central heating radiator, useful understairs storage cupboard, secondary double glazed multi-pane window to the front elevation.

RETURNING TO THE ENTRANCE HALL A STAIRCASE RISES TO THE:

First Floor Landing - Having useful built-in under eaves storage cupboard/wardrobe, inset downlighters to the ceiling and cottage latch doors leading to:

Bedroom 1 - 4.80m x 3.40m - A generous double bedroom benefitting from windows to both the front and rear elevations, part-pitched ceiling with inset downlighters, exposed timbers, central heating radiator, over stairs cupboard, secondary double glazed multi-pane windows.

Inner Landing - 3.05m x 1.65m - Large enough to accommodate free-standing furniture and offering potential as a first floor study area. Having inset downlighters to the ceiling, secondary double glazed multi-pane window to the rear elevation and cottage latch door leading through to:

Bedroom 2 - 4.80m x 2.51m - A further well proportioned room again benefitting from a dual aspect with attractive exposed timbers, chimney breast with shelved alcove to the side, central heating radiator, inset downlighters to the ceiling, secondary double glazed multi-pane windows to both front and rear elevations.

Bathroom - 3.05m x 2.97m - A particularly well proportioned room having been refitted with a blend of modern fixtures and fittings. Contemporary quadrant shower enclosure with curved sliding double doors and chrome wall mounted shower mixer with independent handset over, combined with a modern but traditional style suite featuring a free-standing roll top double ended ball and claw bath with chrome mixer tap and integrated shower handset, mid-flush wc, French style vanity sink unit with chrome mixer tap and pop-up waste, tiled splashback, built-in airing cupboard which houses the upgraded gas central heating boiler, access to loft space above, inset downlighters to the ceiling, secondary double glazed multi-pane window to the front elevation.

Small Rear Courtyard - 3.86m x 1.22m - Having blue blockset paving, enclosed by walls to either side and with a timber shed providing storage.

Council Tax Band - Melton Borough Council - Tax Band B

Tenure - Freehold

Important Notice - ENERGY PERFORMANCE CERTIFICATE: If you are intending to purchase the property as a "buy to let" investment, please be aware that proposed legislation changes set to come into force in 2025, requires a property to have an EPC rating of C or above.