Rugby 9 miles (HST London Euston)
Market Harborough 11 miles (HST London St Pancras International)
Leicester 11 miles (HST London St Pancras International)

(All distances approximate)


SITUATION

Holt Farm lies close to the sought-after south Leicestershire village of Gilmorton which has a church, village hall, sports pavilion, post office, shop, primary school, three public houses/restaurants and active sports ground. The market town of Lutterworth 3 miles to the southwest provides a good range of local facilities, whilst the city of Leicester to the north provides an extensive range of business, shopping and leisure facilities. The market towns of Rugby and Market Harborough are also within easy reach. Access to the M1 is within ten minutes, offering connections to the M6 and A14. Rail services are available at Rugby into Euston in around 55 minutes, as well as Market Harborough and Leicester to London St Pancras International. International air travel is available at Birmingham International and East Midlands, Luton and Stansted.

Educational facilities in the area are well catered for, with schooling in Lutterworth, Market Harborough, Leicester and Rugby. Preparatory options are available at Bilton Grange, Spratton Hall and Maidwell, with notable public schools at Rugby, Oundle and Uppingham and secondary at Lutterworth College.

THE PROPERTY

Originally dating to 1890, Holt Farm is a fully refurbished, extended and much improved period farmhouse which has been run as a successful bed and breakfast business. A range of substantial portal framed barns and outbuildings extending to just over 900m2 offer an excellent opportunity to run a wide range of business ventures and have been used by the present owners to run a successful commercial business for the last 16 years. The yard is just over 2000m2 and wraps around the barns to both front and rear, giving the option for discreet storage for larger vehicles or materials.

The main house enjoys well-proportioned period accommodation, with formal dining and drawing rooms enjoying high ceilings and character features including open fireplaces, deep skirtings, central ceiling roses and detailed coving. Both rooms enjoy a southerly aspect and are positioned to either side of the original entrance hall, which has a Victorian tiled floor and handsome oak framed porch to the front.

The kitchen, which has been completely refitted in recent months, is custom designed by Neptune, featuring Shaker style units in soft heritage colours, including an impressive backlit larder cupboard with power points for appliances, a large sink with Quooker boiling tap, integrated fridge and freezer and an Everhot electric range cooker. To one end of the kitchen is a comfortable area for seating, with a log burner set into a traditional hearth, and separately, a door through to a boot room, cloakroom, and access onto the inner courtyard.

The flagstone floor, which benefits from underfloor heating, leads through from the living kitchen into the stunning oak-framed garden room, which makes for a perfect space to entertain, with its high vaulted and beamed ceiling, with concealed speakers, full height glazing to two walls introducing lots of light and enjoying far reaching views, all centred around a modern log burner.

This leads through to a second glazed reception hall, before continuing through to four double en-suite bedrooms, all of which enjoy French doors out onto a decked area in the gardens.

To the far end of this inner hall, is a converted barn, sympathetically enhancing the original character of the barn, which creates a fabulous entertaining room, with high vaulted ceilings, folding doors out onto the inner courtyard, bar area, back kitchen and additional cloakroom.

The first floor in the main house makes a real feature of the principal bedroom, with a sunny dual aspect and which benefits from air conditioning. A door leads through to a full sized dressing room (formerly a double bedroom) with a generous, bespoke and beautifully presented bathroom by Philip Dowse Interiors beyond. Useable as a Jack and Jill Bathroom, a second door leads through to a separate bedroom, which has a lovely period fireplace and window overlooking the rear gardens.

OUTSIDE

The property is approached via electric gates over a gravelled drive to a substantial parking area and triple garage with two open fronted bays. An inner courtyard has several outbuildings off including a useful laundry with two storage rooms, a log store, and a dog room which has a heated floor and 'dog flap'.

The courtyard is a lovely, sheltered space, with potential to have several seating areas, and an ideal place to grow less hardy plants.

To the rear of the house is a generous patio accessed from the garden room, overlooking the lawned garden, with established hedging acting as a screen to the buildings behind as well as delightful views over the fields and countryside. A pathway from the terrace leads to a stunning ornamental pond with a decked seating area, making a fabulous centrepiece to the garden. beyond this lies a Breeze garden house, a most attractive building providing a versatile outdoor living area for al fresco entertaining, dining and relaxation, allowing an abundance of light and scenery to be absorbed in the summer, electric and heaters are installed, and a protective canvas cover is available for more inclement weather.

To the front of the property are two paddocks, which in total extend to approximately 1.5 acres, with the overall plot at 3.5 acres.

THE YARD AND BARNS

Set to one side of Holt Farm is an extensive yard around which a range of large, useful portal framed barns are arranged. Within these, one barn is subdivided into two workshop areas, each with their own office and facilities, one of which is currently tenanted, there is a large open-sided barn, and a further large outbuilding used for storage.

The barns have previously been used as part of a successful Plant and Haulage venture by the current owners and at present one of the workshops is in use as mechanical repair workshop. The combination of the barns, yard and location of the property offer excellent potential for a range of uses, including the storage or use of large machinery, and could offer an opportunity for a discerning purchaser to establish or run their own business on site, or benefit from offering commercial tenancies.

AGENT'S NOTE

Holt Farm has planning permission granted for use as a Bed and Breakfast and has been very successfully run as such by the present owners until recently.

VIEWING

The property may only be inspected by prior arrangement through King West.

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LOCAL AUTHORITY

Harborough District Council

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.

DECEMBER 2020