Knossington Road, Braunston, LE15 8QX

This individually designed property is built of brick with some attractive stone sills and lintels, beneath a slate roof. Incorporated into the design and building are many energy-efficient features, including additional insulation with double plasterboard finishes, attractive lighting with recessed ceiling spotlights to all rooms and halogen downlighters in the kitchen and bathrooms. The house is heated by an oil-fired central heating system which is thermostatically controlled with radiators, and this is complemented by sealed-unit double glazing throughout.

The property has the benefit a Home Office situated above the detached double garage and offering potential for providing an annexe.

The tastefully appointed accommodation is arranged over two storeys and can be summarised as follows:

GROUND FLOOR: Dining Hall, Inner Hall, Cloakroom/WC, Sitting Room with a wood-burning stove in feature fireplace, Snug, Conservatory, modern Dining Kitchen with range-style cooker, useful Utility Room;

FIRST FLOOR: Master Bedroom with en-suite Shower Room, Guest Bedroom with en-suite Shower Room, three further good-size Bedrooms (two double and single), Family Bathroom.

OUTSIDE: the property is approached via a sweeping gravelled driveway which leads to the detached Double Garage with Home Office above and provides ample off-road parking for several vehicles.

The privately screened gardens lie to the rear of the property, laid mainly to lawn with shaped borders and paved patio area and taking in open rural views.

Tenure: Freehold.

ACCOMMODATION

GROUND FLOOR
Panelled main entrance door with reeded pillars and wall-mounted outside lights to either side gives access to:

Dining Hall (7.65m overall x 3.30m (25'1" overall x 10'10"))
Light and airy reception room with two radiators, splendid French stone floor with mat well, wall-light points, ceiling cornice, recessed ceiling spotlights, two new windows to front, internal double doors giving access to Sitting Room and staircase with open spindles leading to first floor.

Inner Hall
Radiator, French stone floor.

Cloakroom/WC
White suite comprising low-level WC and pedestal hand basin with tiled splashback, radiator, French stone floor, recessed ceiling spotlight.

Sitting Room (5.41m x 4.90m (17'9" x 16'1"))
Generously proportioned reception room featuring contemporary cast-iron wood-burning stove set in an elegant Clipsham cut stone fireplace with matching hearth, two radiators, dado rail, wall-light points, ceiling cornice, recessed ceiling spotlights and French doors leading through to Conservatory.

Conservatory (6.32m x 3.38m (20'9" x 11'1"))
The WESTMORELAND Conservatory, a recent addition to the property, has windows overlooking gardens, glazed roof, two electric panel heaters, wall-light points and French doors giving access to paved patio area and gardens beyond.

Snug (3.61m x 3.71m (11'10" x 12'2"))
A well-proportioned room with radiator, ceiling cornice, recessed ceiling spotlights and two new windows to front.

Dining Kitchen (5.99m x 4.39m (19'8" x 14'5"))
Refitted six years ago, the triple-aspect kitchen is stylishly appointed with excellent range of modern, good quality units supplied by Howdens and incorporating granite style work surfaces with matching upstand, inset single drainer stainless steel sink with mixer tap, ample soft-close base cupboard and drawer units, matching eye-level wall cupboards, tall pull out sliding larder cupboard and large central island unit with oak worktop and cupboard and drawer units beneath. The kitchen includes an electric STOVES range-style cooker with induction hob and stainless steel cooker hood over and integrated dishwasher.

Space for American-style fridge-freezer, ample space for dining table, radiator, ceiling cornice, recessed ceiling spotlights, French doors to Conservatory, dual-aspect new windows with views over large garden.

Utility Room (2.46m x 3.30m (8'1" x 10'10"))
Range of modern fitted units including granite-effect worktops with tiled splashbacks, inset single drainer stainless steel sink with mixer tap, base cupboard and drawer units and matching eye-level wall cupboards. There is under-counter space and plumbing for washing machine, space for tumble dryer and freestanding oil-fired boiler (installed in 2022) supplying central heating system and domestic hot water.

Extractor fan, part-glazed external door.

FIRST FLOOR

Landing
Large airing cupboard housing mains pressure hot water system, hot water cylinder and slatted shelving.

Bedroom One (4.39m x 4.60m inlcuding wardrobes (14'4" x 15'1" i)
Range of built-in wardrobes, radiator, air-conditioning unit, ceiling cornice, recessed ceiling spotlights, new window to rear with views over garden and open countryside beyond.

En-suite Shower Room (2.69m x 2.51m (8'10" x 8'3"))
White suite of low-level WC and pedestal hand basin with fully tiled splashback, shower cubicle with twin shower heads and aqua-board surround, ladder-style radiator, shaver point, recessed ceiling spotlights, window to rear.

Bedroom Two (3.99m x 3.61m (13'1" x 11'10"))
Built-in wardrobe, radiator, laminate flooring, ceiling cornice, recessed ceiling spotlights, new window to front.

En-suite Shower Room (1.50m x 2.97m (4'11" x 9'9"))
White suite of low-level WC and pedestal hand basin with fully tiled splashback, fully tiled shower cubicle, ladder-style radiator, shaver point, recessed ceiling spotlights, window to side.

Bedroom Three (3.61m x 3.61m overall (11'10" x 11'10" overall))
Built-in wardrobe, radiator, laminate flooring, ceiling cornice, recessed ceiling spotlights, new window to front.

Bedroom Four (4.29m x 3.00m (14'1" x 9'10"))
Built-in wardrobe, radiator, ceiling cornice, recessed ceiling spotlights, new window to rear providing views over garden and countryside beyond.

Bedroom Five (3.61m x 3.56m (11'10" x 11'8"))
(currently used as Study)
Radiator, ceiling cornice, recessed ceiling spotlights, new windows to front.

Family Bathroom (3.10m x 2.59m (10'2" x 8'6"))
Traditional white suite comprising low-level WC, pedestal hand basin and panelled bath with mixer shower attachment, fully tiled splashbacks, ladder-style radiator, recessed ceiling spotlights, shaver point, window to side.

OUTSIDE

GARAGE & OFFICE:
Detached brick construction under pitch slate roof housing a Double Garage on the ground floor and a Home Office on the first floor as follows:

Double Garage (5.61m x 5.59m max (18'5" x 18'4" max))
Light and power, twin up-and-over door.

To the side of the Garage there is a separate door and staircase leading to:

Office (4.50m x 3.00m (14'9" x 9'10"))
Fitted desktops, night electric storage heater, telephone point, recessed ceiling spotlighting, Velux roof lights.

GARDENS
The property is accessed via a gravelled driveway flanked by a shrubbery and shaped lawn. The driveway gives access to the detached Double Garage and provides an ample area of vehicular hard standing.

Gates to either side of the house link front and rear of the property.

The rear garden has been attractively arranged to include paved patio area immediately to the rear of the house and extensive lawn with established shaped borders. The low hedging at the top of the garden allows to enjoy delightful views over the adjoining countryside, while mature hedging and trees on both sides of the garden provide private screening.

There is an outside electric socket in the rear garden (next to conservatory) and a cold water tap (under the kitchen window) to the side elevation.

SERVICES
Mains electricity
Mains water supply
Mains sewerage
Oil central heating

According to https://checker.ofcom.org.uk/
Broadband available (Standard and Superfast)
Mobile signal:
Indoor: EE, Three, O2 available (calls and data), Vodafone - calls only
Outdoor: EE, Three, O2. Vodafone available (calls, data and enhanced data)
Results are predictions and not a guarantee.

None of the services, fittings, or appliances (if any) heating installations, plumbing or electrical systems, telephone or television points have been tested by the Selling Agents.

BRAUNSTON IN RUTLAND
Braunston is a charming Conservation Village situated approximately 20 miles east of Leicester, 2 miles west of Oakham, 5 miles north of Uppingham and 12 miles south of Melton Mowbray. For trains, there is a station in Oakham with services to Leicester, Birmingham and Peterborough. London is approximately 45 minutes train journey from Peterborough and Kettering, Kettering being 20 miles from Braunston.

The area is renowned for its surrounding undulating wooded and tranquil countryside where one can enjoy many pleasant pursuits. Rutland Water, about 3 miles away, further provides sporting amenities including fly fishing and sailing. The schooling in Rutland is very good with public schools at Uppingham and Oakham, these are within very short traveling distance and take boarders and day pupils. Braunston is within the Rutland education catchment area, and children from the village go to schools in Oakham.

Within the village, there is a popular pub and a thriving village hall.

COUNCIL TAX
Band G
Rutland County Council, Oakham 01572-722577

INDEPENDENT MORTGAGE ADVICE
Murray, in conjunction with St. James's Place Wealth Management can offer free independent advice whether you buy through Murray Estate Agents or another agent. St. James's Place Wealth Management have access to over 13,000 mortgage products and are able to find the most competitive products from the whole market. Your home may be repossessed if you do not keep up repayments on your mortgage.

N.B.
Interested parties are advised to check with ourselves that these particulars have not been altered or amended in any way since they were issued.

VIEWING
By appointment to be made through the Selling Agents please. If you are travelling a long distance please telephone prior to departure to ensure the property is still available and to discuss any particular points which are likely to affect your interest in this property in order that you do not make a wasted journey.

OFFICE OPENING HOURS
Monday - Friday 9.00 - 5.30
Saturday 9.00 - 12.00

DISCLAIMER
1. The particulars are intended to give a fair and substantially correct overall description for the guidance of intending purchasers and do not constitute, nor constitute part of, an offer or contract. No responsibility is assumed for the accuracy of individual items. Prospective purchasers and lessees ought to seek their own professional advice.

2. All descriptions, dimensions, area, reference to condition and necessary permission for use and occupation and their details are given in good faith and are believed to be correct, but any intending purchasers should not rely on them as statements or representations of fact, but must satisfy themselves by inspection, or otherwise as to the correctness of each of them.

3. No person in the employment of Messrs Murray has any authority to make or give any representations or warranty whatever in relation to this property or these particulars or enter into any contract relating to this property on behalf of the vendor.

4. No responsibility can be accepted for any expenses incurred by intending purchasers or lessees in inspecting properties which have been sold, let or withdrawn.

5. It should not be assumed that the property has all necessary planning, building regulation or other consents. Where any reference is made to planning permission or potential uses, such information is given in good faith.

6. The information in these particulars is given without responsibility on the part of the agents or their clients. These particulars do not form any part of an offer of a contract and neither the agents nor their employees has any authority to make or give any representations or warranty in relation to this property.

Money Laundering Regulations 2003

Anti-Money Laundering Regulations came into force in March 2004. These regulations affect estate agents, there will be requirement that Murray's confirm the identity of its seller and buyers.