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"Situated within the popular and desirable Kinoulton Village is this beautiful & individually-styled three bedroom detached cottage. Whilst many of the original features have been maintained, this delightful property has been carefully upgraded and modernised to present an immaculate family home. Benefitting from gas central heating and an enclosed rear garden with a patio area, viewing is essential to fully appreciate everything the property has to offer. (EER: E)

DIRECTIONAL NOTE The property is best approached by leaving our office in West Bridgford, heading out in an easterly direction along the A606 Melton Road. Proceed along here and at the island take the second exit as sign posted towards Kinoulton. Continue along here before eventually turning right onto Kinoulton Lane which then becomes Main Street. The property is located on the right hand side. *DETAILS AWAITING APPROVAL AGENT'S NOTE This delightful detached cottage dates back to the 18th Century and over the years has been lovingly restored and upgraded. The current owners have done much of the work, which enables them to present to the market this beautiful family home.
Benefitting from having gas central heating and many original features have been beautifully retained, including wooden tong & groove doors, beams to the ceiling and windows. Located within the popular and sought-after village of Kinoulton, the property is ideally situated for ease of access to all the local amenities including schools, village hall and public houses. There are easy links to the major commuter roads which lead into Nottingham, Loughborough, Leicester and Newark. GROUND FLOOR The property is accessed via a wooden entrance door leading directly into entrance hallway. ENTRANCE HALLWAY Having stairs rising to the first floor, with tong & groove doors to: LOUNGE 3.66m x 3.66m

(12'0' x 12'0') This delightful room has a window to the front elevation and feature multi-fuel burner inset into the chimney breast. With a TV aerial point, radiator, beams to the ceiling and door leading to the rear of the property. DINING ROOM 3.20m x 3.66m

(10'6' x 12'0') The dining room enjoys a dual aspect with a window to both the front and rear elevation, there is a tong & groove door giving access to the under stairs storage cupboard, radiator, tiled flooring and door to the breakfast kitchen. From here are stairs rising to the first floor and a focal point of the room is the multi-fuel burner which is double sided to both the dining room and breakfast kitchen. BREAKFAST KITCHEN 4.52m x 3.66m

(14'10' x 12'0') The kitchen offers a warm cosy feel, taking full advantage of the multi-fuel burner to the breakfast area which has a tong & groove door to the rear of the property and further door giving access to the under stairs storage cupboard.
The kitchen area has been refitted with a selection of cottage-style units comprising of base cupboards and drawers, incorporating complementary solid wood work surfaces inlayed with a double Belfast sink with drainer and mixer tap over. There are windows to the rear and side elevation, appliance space and plumbing for a dishwasher and matching island separating the kitchen from the breakfast area which provides a further work surface with cupboards and drawers underneath. There is display shelving, plate rack, beams to the ceiling, tiled flooring, radiator and tongue & groove door with steps down to the utility room. UTILITY ROOM The utility room has a window with tongue & groove shutters to the front elevation, a wall mounted gas central heating boiler, shelving, radiator and roll top work surfaces to one wall with appliance space and plumbing for a washing machine, tumble dryer and fridge. FIRST FLOOR LANDING The first floor is accessed from two stairways. From the entrance hallway there are stairs rising to bedroom one and two. BEDROOM ONE 3.66m x 3.66m

(12'0' x 12'0') There is a window to the front elevation, radiator, a period feature fireplace and access to loft space. BEDROOM TWO 3.71m x 3.66m

(12'2' x 12'0') Enjoying a dual aspect, this room has a window to both the front and rear elevation, with a radiator and useful over stairs storage cupboard. SECOND STAIRWAY From the dining room a second stairway leads to: BEDROOM THREE 3.10m x 2.84m

(10'2' x 9'4') With a window to the rear elevation, radiator and access to loft space. FAMILY BATHROOM 2.69m x 2.08m

(8'10' x 6'10') The bathroom has an obscure glazed window to the front elevation and is fitted with a three piece suite comprising: a corner bath with mixer tap and separate shower over, low flush w/c and pedestal wash hand basin with tiled splash backs. There is a chrome ladder-style towel heater, shaver point and exposed ceiling beams. OUTSIDE The property sits behind a picket fence with a gate and pathway leading directly to the front entrance door, there is a front garden with established flower borders and shrubs to each side of the path. To the side, is an aggregate area providing off street parking for two vehicles and gated access to the rear of the property. To the rear, is a delightful and enclosed garden with gated access to both sides of the property, the garden is mainly laid to lawn with a good sized patio area and raised flowerbeds made from timber sleepers. The garden is complemented by mature trees and shrubs to the boundaries. In addition there is a brick-built outhouse providing storage, adjoining is an outside w/c with light and power and a wash hand basin. There is a timber shed and barbeque area.
Also positioned in the garden is a well with pump which is vaulted for ease of access, if required.
The rear garden is south facing and is of a good size, making it a wonderful area for children to play and is ideal for outdoor entertaining. ARRANGE A VIEWING Monday - Friday 9.00 - 5.30
Saturday 9.00 - 4.00

Please contact a member of staff on 01159 810003 who will be pleased to assist you in arranging to view. COUNCIL TAX The local authority have advised us that the property is in Council Tax Band D, which we are advised currently incurs a charge of ?1,905.90 Prospective purchasers are advised to confirm this. SPECIAL NOTES MONEY LAUNDERING - Under the Protecting Against Money Laundering & the Proceeds of Crime Act 2002, we must point out that any successful purchasers who are proceeding with a purchase will be asked for identification i.e passport, driving licence or recent utility bill. This evidence will be required prior to solicitors being instructed in the purchase/sale of a property.
MEASUREMENT - Every care has been taken to reflect the true dimensions. Rooms of an irregular shape, alcoves & fitted wardrobes will be indicated separately.
NOTE - Room sizes are quoted in meters to the nearest hundredth of a metre measured from wall to wall. The imperial equivalent is included as an approximate guide. Whilst we endeavour to make our sales details accurate & reliable, if there is any point which is of particular importance to you, please contact the office & we will be pleased to check the information for you, particularly if travelling some distance to view the property.
FLOOR PLANS - Purchasers should note that if a floor plan is included, it is intended to show the relationship between rooms & does not reflect exact dimensions or seek to exactly replicate the layout of the property. Floor plans are produced for guidance only.
These particulars, whilst believed to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firms employment has the authority to make or give any representation or warranty in respect of the property."