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"Grantham 7.5 miles Bourne 13 miles Sleaford 13 miles
Stamford 25 miles Rutland 29 miles
All distances and times are approximate

SITUATION

Humby is a small attractive village set amongst delightful rolling countryside providing many country walking, cycling and riding opportunities on quiet country lanes and bridlepaths.
Individual properties radiate from the village green which overlooks an ancient ford of the River Glen. The village has a strong community ethos enjoyed by its varied population which is increasingly family orientated.

Facilities are to be found in the nearby adjacent village of Ropsley which include the well known Green Man public house which is a walkable distance. Also to be found in Ropsley is its historic church and very popular village school which includes Humby in its catchment area. A wide range of community activities take place in and around its modern village hall and playing fields where there is a strong sporting agenda particularly for youth football and cricket.
Humby is fifteen minutes from Grantham with its wide range of shops and supermarkets as well as the mainline station serving all parts of the country including high speed rail to London in just over an hour. The nearby A1 also provides fast travel routes. Stamford is located to the south whilst Lincoln, Nottingham and Peterborough are all easily accessible.

Recreational, Arts and sporting opportunities abound in the area as well as historic houses such as Belton House, Belvoir and Grimsthorpe castles. Two Golf courses can be found just outside Grantham and also at nearby Stoke Rochford whilst Rutland Water provides sailing and other water based activities.

There is an excellent range of Secondary and Independent Schools in the area including Independent, Grammar and Comprehensive schools in Grantham and the Stamford Endowed Schools. Buses to all these schools operate from Humby village green. The village also offers fast broadband connectivity and good mobile phone coverage.

DESCRIPTION

August Lodge epitomizes refined country living combined with contemporary luxury, having recently undergone extensive redecoration and modernization. The property features premium materials throughout, with interiors expertly designed by the likes of J&L Ball and Elizabeth Stanhope, showcasing a perfect blend of sophistication and meticulous craftsmanship. Every detail has been carefully considered, from the high end light fittings to the brushed bronze metal switches. Finer details such as the cast metal style radiators further enhance the aesthetic, adding a subtle nod to Victorian elegance.

Upon entering the property, you are greeted by a spacious entrance hall with elegant, formed stone flooring that creates a striking tiling effect. To the right, a stylishly designed WC offers convenience.
The main staircase leads from the entrance hall, cleverly concealing a useful under stair storage cupboard. Off the entrance hall you will find a beautifully appointed study, perfect for working from home. This peaceful space is full of character, featuring an exposed timber beam, wooden floors, and two windows that fill the room with natural light.

Also off the entrance hall is the elegant formal living room. At its heart is a stunning stone fireplace with a herringbone design, which serves as a captivating focal point. Large windows offer views of the lawn, flooding the space with natural light, and doors lead directly out to the dining terrace, perfect for seamless indoor outdoor living. Further along the entrance hall is the snug, a light filled and welcoming space that has been recently redecorated with both practicality and style in mind. The snug features wooden flooring, a large window overlooking the garden, and a warm, inviting ambiance.

Moving into the heart of the home, the kitchen is a true showpiece. Illuminated by spotlights, this country style kitchen boasts formed stone flooring and is perfect for entertaining. Solid wood cabinetry, painted in Farrow & Ball tones, is complemented by granite countertops. Exposed timbers frame the Aga, creating a charming focal point, while exposed stone walls add to the kitchen s rustic appeal. A Belfast sink fitted with an InSinkErator provides modern functionality, and partially glazed doors lead directly to the dining terrace and garden, making this a perfect space for al fresco dining. The kitchen also benefits from a walk in pantry for additional storage.

Adjacent to the kitchen is the utility room, complete with built in cabinets, a Belfast sink, and ample storage, including a linen closet. The room is fully equipped with plumbing for a washing machine and dryer, with a back door offering access to the side garden. There is also access to the spacious double garage from the utility room, which includes additional space for a further utility area.

Ascending the main staircase, you arrive at the first floor landing. The principal suite is an impressive space, featuring a his and hers dressing room with bespoke Richwood design cupboards and fitted wardrobes. This dual aspect room enjoys views of the front and side elevation, while spotlights illuminate the elegant design. The en suite bathroom is equally stylish, with a double sink, large shower, and beautiful formed stone tiling.

The guest suite offers a deep set window with views of the garden and rolling countryside, fitted wardrobes, and an en suite with a spacious shower. The family bathroom has been designed with tongue and groove detailing and features a bath with a handheld shower, echoing the country style seen throughout the home.

Bedroom three is a comfortable double with views over the southwest facing garden through a charming window, while bedroom four includes built in wardrobes and offers stunning views over the rolling countryside of Little Humby.

Completing the first floor, the landing area has been cleverly utilized to incorporate a home office, with bespoke Richwood Design cabinetry and ample natural light flooding in from the front elevation window.

OUTSIDE

Outside, the property continues to impress with thoughtfully placed outdoor lighting, a dining terrace, and a well maintained lawn area. There is also a greenhouse, coal and wood stores, and gated access from the driveway. This outdoor space is ideal for both relaxation and entertaining.

The front of the property features a spacious driveway offering ample off road parking and convenient access to the double garage.

General Remarks

SERVICES

Mains water, electricity are connected. Oil central heating. Klargester Treatment Plant for sewage and drainage. None of the services have been tested by the agents.

FIXTURES AND FITTINGS

All curtains, light fittings, the Aga, and garden ornaments, whether mentioned in the sales particulars or not, are specifically excluded from the sale but may be available by separate negotiation.

STATUTORY AUTHORITY

South Kesteven District Council

COUNCIL TAX

Band F

TENURE

Freehold

VIEWING

The property may only be inspected by prior arrangement through King West, Tel

DIRECTIONS

Coming off the A52, turn right and follow the road through Ropsley following Humby Road. Turn right at the green triangle signposted Humby. Continue along the road. August Lodge is fourth house on the right.
From Great Humby, follow Humby Road in a north direction into Little Humby. At the large village green, follow the road to the right. This road will take you to the property which will be on your left.

IMPORTANT NOTICE
King West, their joint Agents if any and clients give notice that
1. These property particulars should not be regarded as an offer, or contract or part of one. You should not rely on any statements by King West in the particulars, or by word of mouth or in writing as being factually accurate about the property, nor its condition or its value. We have no authority to make any representations or warranties in relation to the property either here or elsewhere and accordingly any information given is entirely without responsibility.
2. The photographs, videos and or virtual tours illustrate parts of the property as were apparent at the time they were taken. Any areas, measurements or distances are approximate only.
3. Any reference to the use or alterations of any part of the property does not imply that the necessary planning, building regulations or other consents have been obtained. It is the responsibility of a purchaser or lessee to confirm that these have been dealt with properly and that all information is correct.
4. All dimensions, descriptions, areas, reference to condition and permission for use and occupation and their details are given in good faith and are believed to be correct, but intending purchasers should not rely upon them as statements of fact but must satisfy themselves by inspection or otherwise as to the accuracy of each item.
5. King West have not tested any services, equipment or facilities, the buyer or lessee must satisfy themselves by inspection or otherwise.
6. MONEY LAUNDERING REGULATIONS Intending purchasers will be asked to produce satisfactory proof of their identification, address and source of funds at the point any sale is agreed in order to comply with The Money Laundering, Terrorist Financing and Transfer of Funds Information on the Payer Regulations 2017. King West asks for your co operation in this regard.
7. These particulars should not be reproduced without prior consent of King West. September 2024.



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