5 bed detached house for sale

Exton, Oakham, Rutland LE15

A sensational period property surrounded by breath-taking gardens and grounds.

Description
A sensational period property surrounded by breath-taking gardens and grounds.
Dating back to the 16th century, Horn Mill occupies a secluded, tranquil setting within 3 acres of gardens and grounds, with a waterfall and natural stream completing this unique property.
Believed to be being offered to the open market for the first time in history, Horn Mill is a superb opportunity to purchase a property steeped in character and history, situated in an enviable location.

Horn Mill was a corn grinding mill until 1948. It is heaped in character with charming period features, including window seats, exposed timbers, beautiful fireplaces, whilst outside it retains the original mill's grinding stones.

Horn Mill was extended in 1937, with a full modernisation undertaken by the current owners in 1990. The property offers spacious, well organised accommodation over three floors with sensational views over the gardens, countryside & stream.

The Accommodation:
Horn Mill’s front door is approached through a beautiful south facing front garden. On entering, there is a spacious entrance hall with plenty of natural light, which connects to most of the principal rooms.

To the left is the Drawing Room, which is both elegant and spacious. There is a period open fireplace, window seats offering views over the surrounding gardens, whilst the south facing sash windows also retain their original shutters.

To the right of the entrance hallway is the formal Dining Room, which also enjoys south facing views of the garden. This room has an open fireplace, sash windows with original shutters and a built-in cupboard. It is an elegant room. Two steps descend into the Sitting Room, which is a cosy but incredibly bright reception room, with a wood burning stove and the secondary staircase. A window seat provides the perfect spot for enjoying a book overlooking the private front garden and pond, creating a feeling of calm.

The kitchen can be entered from both the sitting room and rear hallway. It offers ample space for family dining and informal entertaining. The kitchen has been refitted with an extensive array of wall and base units made by Masterclass, with an electric double oven aga and integrated appliances including a ceramic hob, microwave with grill, fridge and dishwasher. There is also a useful, fully shelved pantry, complete with cold marble slab. From the kitchen there is access to the gardens through a stable door.

From the kitchen, the rear hallway leads back to a utility room offering space for further appliances, and boot room storage. The hall then leads to a large rear porch, with a wood store, which provides ‘everyday’ access. There is also a separate cloakroom/W.C. This hallway then leads back to the front door and drawing room.

The main stairs ascend from the entrance hall to a light and bright landing, past bedroom four and a family bathroom at half landing level. This single bedroom offers views of the north gardens and mill race waterfall, whilst the family bathroom has both a bath and separate shower.

The main landing offers access to double Bedroom Two, with south facing rural views and an attractive fireplace. The Principal bedroom is particularly spacious, with built-in wardrobes, whilst there are ample additional wardrobes within the dressing room. A further family bathroom alongside is fitted with a bath over shower, and could be adapted to create a principal en suite, if desired (subject to any required consents).

A rear landing hallway at the eastern end of the house, accesses the fitted dressing room, a useful loft store, and double bedroom three, an ideal guest room, with beamed ceiling, built-in wardrobe storage and a window seat.

The secondary staircase from this landing descends to the Sitting room, and ascends to a second floor fifth bedroom, complete with exposed a-frame trusses and chimney breast. This room enjoys sensational, elevated views of the surrounding rolling countryside to the south and currently doubles as a work from home space.

Gardens and Grounds:
Horn Mill sits centrally within 3 acres of mature gardens and grounds, mainly laid to lawn with an abundance of mature trees, flower beds and an orchard, complete with the former mill's waterfalls and streams.

There are two accesses to the property, which are both gated. The east drive gives access to Stamford and the A1 via Tickencote Road and Grantham Lane, and the west drive provides access to Oakham, Exton and Barnsdale. On entering the east drive there is a useful outbuilding, previously used as a pump room for the water supply to the house, which now provides useful storage. The driveways lead round to the rear of the property into a spacious gravelled area with parking for many vehicles. An open fronted barn provides covered parking for four cars, and also has a water supply. Attached to the barn, a secure outhouse with electricity, provides ample space for storing garden machinery.

Occupying the north section of grounds are two sensational waterfalls which are fed from North Brook from Exton and Greetham. This flow originally filled the top dam by the waterfall, where the Mill was situated. These waterfalls flow into a spectacular pool, complete with a private terrace area – the perfect spot for enjoying the sounds of running water and entertaining.

Walking up past the waterfall and the wooden octagonal summer house, which provides an enclosed spot to enjoy the views of Horn Mill and the sensational gardens, there is a bridge that crosses North Brook and a path that leads to a well-screened grassed area with trees, before leading you back around to Horn Mill. The stream flows through the garden, lined by cherry trees, and is joined by a flow of water from Fort Henry to eventually join the River Gwash.

The grounds continue around the property with two bridges connecting the ‘wild woodland walk’, with bluebells and mature trees, before rejoining the main grassed garden. The orchard is planted with a vast array of fruit trees, including plums, apples, damsons and pears. The stream meanders through the mainly lawned gardens, which are largely framed by mature trees, meeting the Mill Leat in the eastern boundary corner. The Leat is a spectacular spring fed area which attracts an abundance of wildlife and birds, including Ospreys, egrets and kingfishers.

To the south of Horn Mill is a private front garden with mature beds and a spring fed pond. This area is both private and secluded, offering the perfect place to enjoy the sunshine or welcoming guests when entertaining.

Location
Horn Mill is situated just 2 miles from both Exton and Empingham villages and is located just north of Rutland Water in between the market towns of Stamford and Oakham.

The Conservation Village of Empingham is highly desirable, offering a village shop, a medical centre, a primary school and a Public House.

Exton is also a pretty, largely thatched village, with a well known Public House and a primary school.

Horn Mill sits between the bustling market towns of Stamford (6 miles) and Oakham (5 miles). Both of these towns offer a variety of facilities as well as a number of excellent schools, including the independent Stamford Endowed Schools and Oakham School.

Uppingham town, with its Public School and independent shops, is only 10 miles away and Oundle School approximately 30 minutes, additionally, there is an excellent Prep School, Witham Hall, 20 minutes away.

Acreage:
3 Acres



Additional Info
Local Authority – Rutland County Council.

Mains water and electricity are connected. Oil fired central heating, private drainage. Superfast broadband is connected.

Fixture and Fittings – Only those mentioned in these sales particulars are included in the sale. All others such as curtains, light fittings and garden ornaments are specifically excluded but amy be available by separate negotiation.