5 bedroom property for sale

Delightfully situated next to the magnificent church within this highly desirable hill top village, a substantial four bedroom Grade II listed family home within delightful south facing gardens and further second garden/paddock with outstanding views to the rear on to adjacent park land and lake. With heavily beamed ceilings and open fire places, etc the property offers three reception rooms, brick conservatory and 21'7 by 15'9 dining/kitchen, en-suite bathroom and re-fitted family bathroom with claw foot bath and in addition a detached double garage, workshop/store and cellar. In all, a delightful period property in approximately 0.33 acres with vacant possession in this prestigious village.

The property

Hoby is widely regarded as one of the most desirable villages in the Wreake Valley and features a large number of outstanding period properties and cottages. This delightful period home is situated adjacent to the magnificent iron stone village church and offers extremely spacious light and airy accommodation with all principle reception rooms and bedrooms enjoying a view over the delightful rear garden and beyond. The exceptional location is enhanced by a large additional area of secret garden/small paddock which in turn affords outstanding views over the adjacent park land and lake. The property is now reaching a stage where some cosmetic improvements are required which offers the purchaser the opportunity to enhance a stunning family home to their own taste and specification. Given the size of plot and the frontage of the property, we consider there to be ample space for further extension if required (subject of course to any necessary consents/approvals).

Hoby

Hoby is a particularly unspoilt and popular village situated in the Wreake Valley. The village offers a local pub, church, village hall and an active community. The Wreake Valley is renowned for its many country walks, unspoilt villages and popular pubs and is particularly well placed for fast commuting to Melton Mowbray, Leicester, Loughborough and Nottingham. The A46 just to the North allows access to Newark and Lincoln, the North West Leicester by-pass at Leicester providing fast access to the M1.

Ground floor plan

This plan is not to scale and is only intended as a guide to aid purchasers for identification only. Any measurements referred to are rounded up or down to the nearest 5 cms. Its accuracy cannot be guaranteed.

The property is entered via an entrance porch through an oak front door into:-

Entrance hall

With radiator, cloaks cupboard off with electricity meters.

Drawing room

7.30m(23'11) x 4.47m(14'8) into bay
An elegant room with open fronted fireplace with ornate cast iron surround, tiled slips and mahogany mantel and slate hearth built-in cupboard and shelving, multi paned windows to front and rear, two radiators, display alcove, coved cornicing, TV aerial point.

Inner hall / snug

4.80m(15'9) x 2.52m(8'3) minimum
With original inglenook multi paned windows to front and rear, beamed ceiling, enclosed staircase off to first floor and access off to cellar.

Sitting room

5.35m(17'7) into bay x 4.06m(13'4) max
With attractive Minster style open fronted fire place with matching hearth and mantel inset within inglenook, adjacent shelving, two double radiators, multi paned bay window overlooking rear garden, further multi paned window to front, double radiator, concealed letter box and original ledged cottage door to both the hall and also to the dining/kitchen.

Spacious dining/kitchen

6.58m(21'7) x 4.80m(15'9) overall
Extensively fitted with a range of oak fronted units comprising a double bowl single drainer sink, ranges of work surfacing, base cupboards and drawers under, eye level units, including leaded glass display cupboard and integrated appliances including a Neff fan assisted electric double oven, four ring ceramic hob, extractor hood, Hotpoint dishwasher and Indesit fridge with matching fronts, tiled splashbacks, heavily beamed ceiling throughout, double radiator, multi paned windows to front and rear, ceramic tiled flooring, telephone point, secondary staircase to first floor with cupboard under and off:-
utility room 4.00m(13'1'') x 2.20m(7'3'')
Approached off the snug with Trianco oil fired central heating boiler, plumbing for automatic washing machine, space for fridge/freezer and tumble dryer, radiator, multi paned window and door on to rear garden, quarry tiled floor and off:-

Downstairs cloak room

With low level WC, pedestal wash hand basin, half height tiling, quarry tiled floor, radiator and multi paned window.
Brick conservatory 4.70m(15'5'') x 3.26m(10'8'')
With picture windows, double doors on to rear gardens, glazed roof and blinds, quarry tiled floor and radiators.

First floor plan

This plan is not to scale and is only intended as a guide to aid purchasers for identification only. Any measurements referred to are rounded up or down to the nearest 5 cms. Its accuracy cannot be guaranteed.

The first floor is approached by two staircases, one leading to:-

First floor landing

Spacious with double radiator, multi paned windows overlooking rear garden, magnificent exposed roof trusses and beams exposed into the roof to the full height of the roof.
Bedroom one 4.93m(16'2'') x 4.57m(15'0'')
With raised vaulted ceiling, multi paned bay window to front, double radiator, telephone point and off:-

En-suite shower room

With a large fully tiled double shower, low level WC and pedestal wash hand basin, tiled splash backs, multi paned bay window overlooking rear garden, radiator, mirror fronted medicine cupboard, shaver point/light.
Bedroom two 4.77m(15'8'') x 3.74m(12'3'') into recess
With open fronted fire place, beamed ceiling, cupboard off over the stairs, multi paned windows to front and rear, radiator, airing cupboard off with insulated hot water cylinder and shelving. A fixed ladder gives access to:-
attic storeroom 3.55m(11'8'') x 3.51m(11'6'') + wardrobes
With built-in double cupboards, large Velux double glazed roof light. This room has previously been used as a play room and occasional bedroom.
Bedroom three 3.80m(12'6'') x 3.45m(11'4'')
With double and single hanging wardrobes with a range of top boxes creating alcove for double bed, matching bed side units and dressing table with four drawers, radiator, multi paned window to front, stripped cottage door.
Bedroom four 3.87m(12'8'') x 2.75m(9'0'')
With radiator, multi paned window to front, stripped cottage door, built-in airing cupboard off with insulated hot water cylinder and shelving, immersion heater on timer.

Refitted bathroom

With stylish three piece suite with chrome period fittings comprising a free standing claw foot rolled edge bath with shower attachment, pedestal wash hand basin, low level WC, multi paned window to rear, double radiator, access to roof space, shaver point/light, access to airing cupboard, stripped cottage door.

Outside

A particular feature of this attractive period property is its delightful location situated adjacent to the ancient iron stone village church and with secluded gardens and adjacent paddock affording magnificent views over parkland to the rear. A tarmacadam driveway leading to the side of the property provides ample hardstanding leading in turn to:-

Det brick double garage

With up and over door, fitted light and power.

A side gates gives access to the:-

Rear garden

The rear garden is south facing and enclosed on all sides by timber panelled fencing and delightful original ornate brick walling. The gardens are laid to a large area of shaped lawn with deep and well stocked flowering borders with a variety of shrubs, plants and trees. In addition is a paved patio and several useful outbuildings including a brick garden store and work shop with Swithland slate roof, together with a good sized summerhouse by Pine Log Limited. In addition is a 300 gallon oil tank, outside tap and security lighting. A pair of wrought iron gates within the original buttress to brick walling lead via an archway to the rear to a second large delightful area of completely enclosed private rear gardens/small paddock enclosed by a mature hedge and timber panelled fencing, laid to grass with several mature trees, small garden shed and with outstanding south facing open views to the rear over adjacent park land featuring mature trees and lake with open fields beyond and views towards Thrussington. In total, the property extends to approximately 0.33 acres.

View to rear

EPC rating

plan

directional note

From Leicester take the A46 out turning right for Thrussington. Once in the village turn left into Hoby Road proceeding to Hoby. On entering the village and rounding the left hand bend the property can be found on the left hand side just before the church as identifiable by our for sale sign.
From Nottingham take the A606 out turning south on to the A46 and proceed into the left hand turn for Thrussington. Proceed then as above.
For those using a satellite navigation system the post code for this property is LE14 3DT.

Fixtures and fittings

All fitted carpets and curtains are included. Services, mains water, electricity and drainage are connected to the property. There is no gas in the village. The central heating is provided by an oil fired system.
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N.B. All measurements are approximate. These Sale Particulars have been prepared by bentons upon instruction of the Vendor(s). Services, Fittings and equipment referred to within the sales particulars have not been tested (unless otherwise stated) and no warranties can be given. Accordingly the prospective Buyer(s) must make their own enquiries regarding such matters. These particulars are intended to give a fair description but their accuracy is not guaranteed. Nor do they constitute an offer or contract.