"Superb detached Cottage under swithland slate roof offering potential to enlarge the existing accommodation and occupying a large plot with ample parking and privately screened south-facing garden set in much sought-after Rutland village.

The charming accommodation features original stripped pine panelled doors and cast iron fireplaces. The cottage is immaculately presented and has been refitted to a high standard, with beautifully appointed kitchen and bathroom. The interior can be summarised as follows:

GROUND FLOOR: Entrance Hall, Bathroom, Dining Room, Kitchen, Sitting Room, Conservatory, Office, Utility/Office Storage; FIRST FLOOR: two well-proportioned double Bedrooms.

OUTSIDE there are two Car Ports and ample off-road parking to the front of the property and a beautifully maintained, mature south-facing garden to the rear.

DESCRIPTION Superb detached Cottage under swithland slate roof offering potential to enlarge the existing accommodation and occupying a large plot with ample parking and privately screened south-facing garden set in much sought-after Rutland village.

The charming accommodation features original stripped pine panelled doors and cast iron fireplaces. The cottage is immaculately presented and has been refitted to a high standard, with beautifully appointed kitchen and bathroom.

The interior can be summarised as follows:

GROUND FLOOR: Entrance Hall, Bathroom, Dining Room, Kitchen, Sitting Room, Conservatory, Office, Utility/Office Storage; FIRST FLOOR: two well-proportioned double Bedrooms.

OUTSIDE there are two Car Ports and ample off-road parking to the front of the property and a beautifully maintained, mature south-facing garden to the rear.

The property has the significant advantage of a live planning permission (FUL/2003/1092) to construct a substantial two-storey extension providing a large breakfast kitchen and utility on the ground floor, and a master bedroom with en-suite and further bathroom on the first floor (as per the proposed floor plan included within this brochure for guidance only). This permission has already been partially implemented and is not therefore time limited. LANGHAM Langham is a Rutland village 2 miles to the north-west of Oakham. In the village there is a school, church and a public house. There are other facilities which can be found in Oakham including a range of shops, schools, doctors, dentists, opticians etc. For commuters there is a British Rail station at Oakham where there are services to Leicester, Birmingham and Peterborough and from the latter there is a good train service to London, King's Cross. Langham is also within driving distance of a number of centres including Leicester, Melton Mowbray, Peterborough, Corby and Kettering. Sporting facilities in the area include football, cricket, rugby, golf, tennis and bowls, all of which are available within a few miles. Rutland Water is a man-made reservoir and there one can enjoy leisure pursuits including fishing, windsurfing, sailing, cycling or just a stroll around the shores of the lake. ACCOMMODATION GROUND FLOOR UPVC double-glazed front entrance door gives access to: Entrance Hall Radiator, staircase to first floor, feature stained glass leaded light window. Bathroom 2.59m x 2.16m

(8'6' x 7'1') Beautifully appointed with good quality white suite comprising panelled bath with mixer shower attachment, low-flush WC, large pedestal wash basin and corner shower cubicle with high-volume shower head above; fully tiled walls and matching tiled floor with under-floor heating, column radiator with heated towel rail, fitted extractor fan, window to front. Dining Room 3.35m x 4.11m

(11'0' x 13'6') Attractive room enjoying superb outlook over south-facing garden and incorporating oak floor, radiator and two windows to rear. Kitchen 4.17m x 2.77m

(13'8' x 9'1') Refitted to a high standard and featuring deep VILLEROY & BOCH porcelain sink with contemporary mixer tap above, adjoining granite work surfaces with integral drainer, ample soft-close base cupboard and drawer units, matching eye-level wall cupboards with concealed lighting beneath, space for range-style cooker; attractive tiled splashbacks, recessed ceiling spotlights, fitted extractor fan, stainless steel kickspace heater, oak floor, loft hatch, dual-aspect windows to front and rear, UPVC double-glazed door giving access to car port and gardens beyond. Off Hall: Sitting Room 5.72m x 3.63m

(18'9' x 11'11') Fireplace recess with concealed lighting and oak mantel, two radiators, wall-light points, window to front, French doors giving access to Conservatory. Conservatory 4.90m x 2.41m

(16'1' x 7'11') Radiator within decorative cabinet, wall-light points, picture windows overlooking large south-facing garden, glazed door giving access to patio area. Office 4.72m x 2.03m

(15'6' x 6'8') Excellent range of fitted oak office furniture with extensive desk areas, matching oak floor, dual-aspect windows overlooking large south-facing garden. Utility/Office Storage Space for fridge and freezer, built-in meter cupboard, loft hatch giving access to roof space, oak floor, partially glazed external UPVC door to front. FIRST FLOOR Landing Loft hatch, window to rear overlooking large and privately screened south-facing garden. Bedroom One 3.35m x 3.63m

(11'0' x 11'11') Period cast iron fireplace, two large built-in wardrobes with fitted hanger rails, radiator, picture rail, window to rear with views over large south-facing garden. Bedroom Two 3.35m x 3.28m

(11'0' x 10'9') Period cast iron fireplace, radiator, picture rail, loft hatch giving access to roof space, large built-in storage cupboard with pine door, window to rear overlooking extensive south-facing garden. OUTSIDE Front Garden The front garden is privately screened by mature hedging and incorporates a tarmacadam driveway providing off-road parking for at least three vehicles. In addition, there are two Car Ports providing covered parking and linking the front and rear of the property to the left of the cottage. Rear Garden The large rear garden enjoys a south-facing aspect and is privately screened by a range of mature shrubs, bushes and trees.

To the side of the cottage there is one of the car ports and immediately to the rear of the property there is a coloured flagstone patio area with a further paved hard-standing area. Good-sized lawns are flanked by well-stocked flowerbeds containing a wide array of colourful shrubs, bushes and plants. There is further hard standing at the bottom of the garden, and included with the property are two timber garden sheds. SERVICES 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. COUNCIL TAX BAND Enquiries to 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 - 4.00 Sunday & Bank Holidays 10.00 - 2.00 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."