Lammas Close, Braunston, LE15 8QP

DESCRIPTION
A much-improved semi-detached house offering beautifully presented three-bedroom accommodation set on the edge of a much sought-after Rutland village and enjoying open countryside views.

The property benefits from oil-fired central heating with new boiler having been installed in 2023, new double-glazed windows throughout and composite doors (2022), new guttering, downpipes and fascia boards (2021).

The accommodation has been partially rewired with new consumer unit installed and features an array of good quality fixtures and fittings. A full list of improvements/works carried out is available for inspection from the Sole Selling Agent on application.

The tastefully appointed interior briefly comprises:

GROUND FLOOR: Entrance Hall, refitted Cloakroom/WC, Living Room with feature log-burner, Dining Room, modern Kitchen with integrated appliances;

FIRST FLOOR: three Bedrooms, refitted Shower Room, useful Utility Store.

OUTSIDE there is a fully enclosed rear garden with Home Office and new heavy duty Shed. There is an area of off-road parking in front of the back gate accessible from the rear garden.

The property is available with NO CHAIN.

ACCOMMODATION

GROUND FLOOR

Entrance Hall
Composite front door with double-glazed insets, new radiator, tiled floor, stairs leading to first floor, large under-stairs utility cupboard with light and power housing vented tumble dryer (included in the sale) and providing storage.

Cloakroom/WC
Refitted with white suite of concealed-cistern WC and corner vanity hand basin with mixer tap and cupboard beneath, tiled splashbacks, tiled floor, window to side.

Living Room (4.11m x 3.48m (13'6" x 11'5"))
Feature log burning stove set in a recess with heavy timber mantel above, radiator, large picture window overlooking front garden, opening to Dining Room.

Dining Room (3.84m x 2.72m (12'7" x 8'11"))
Radiator, engineered wood floor, French doors opening to rear garden.

Kitchen (3.61m x 2.49m (11'10" x 8'2"))
Excellent range of modern units incorporating solid beech work surfaces, new inset 1.5-bowl stainless steel sink with extending shower hose, base cupboard and drawer units, newly fitted matching Wren eye-level wall cupboards and tall store cupboard.

Integrated appliances comprise Bosch electric double oven, Bosch induction hob with Bosch extractor fan above, Bosch washing machine and new Beko dishwasher. There is space for tall upright fridge-freezer.

New Moroccan tiles to splashbacks, digital watchman oil monitor, tiled floor, recessed ceiling spotlights, window overlooking rear garden, external half-glazed door to side with lockable cat flap..

FIRST FLOOR

Landing
Built-in store cupboard, radiator, extra large hatch with retractable ladder giving access to spacious, fully boarded loft with light and power.

Utility Store (1.75m x 1.14m (5'9" x 3'9"))
(accessed off Landing)
Newly fitted shelving, double power socket and lighting.

Bedroom One (4.09m x 3.18m (13'5" x 10'5"))
Radiator, window to rear providing countryside views, TV aerial.

Bedroom Two (3.28m x 3.20m (10'9" x 10'6"))
Large built-in cupboard with deep shelving, fitted double wardrobe, new radiator, new skirting boards, window to front, TV aerial.

Bedroom Three (2.51m x 2.44m (8'3" x 8'0"))
Radiator, ample power points, window to rear enjoying rural views.

Shower Room
Refitted in contemporary style and featuring an attractive unit incorporating concealed-cistern WC, inset hand basin with mixer tap, adjoining vanity top and cupboards beneath.

Walk-in shower enclosure with deluge shower above, chrome heated towel rail, metro-style tiles to walls, tiled floor, recessed ceiling spotlights, new Vent-Axia extractor fan, window to front.

OUTSIDE

Gardens
To the front of the property there is a gravelled pathway, a lawn with chipped bark border prepared for potted plants, shrubs and flowers and hedge boundary. The border contains a planted Cherry Tree, Buddleia and evergreen shrub.

A hand gate to the side of the house gives access to the fully enclosed, south-east facing rear garden which has been mainly laid to gravel for ease of maintenance, with a grapevine and other flowering climbers. There is a double electric point in the garden and a new security light.

A hand gate at the top of the garden gives access to the area of off-road parking.

Hot tub in the garden is available by separate negotiation.

Home Office (2.39m x 2.29m (7'10" x 7'6"))
Within the rear garden, there is a Home Office, timber construction with light and ample power connected, French doors and windows overlooking garden.

Shed (2.29m x 2.29m (7'6" x 7'6"))
(adjoins Home Office)
Heavy duty shed with extra strong rubberised roof, guttering, light and power connected.

SERVICES
Mains electricity
Mains water supply
Mains sewerage
Oil central heating

According to https://checker.ofcom.org.uk/
Broadband availability: Standard and Superfast
Mobile signal availability:
Indoor: EE and Three - voice and data likely; O2 and Vodafone - voice limited, data - none
Outdoor: EE, Three, O2 and Vodafone - voice and data likely
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 B
Rutland County Council, Oakham 01572-722577

TENURE
Freehold

FLOOD RISK
There is no flood risk for this property.
This home is not at risk of flooding from rivers and seas.

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.