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"**Delightful House Set on South Facing Plot **Prime Kirby Muxloe Location **Considerable Potential, Subject to Usual Consents **Breakfast Kitchen **Four Bedrooms **Two Receptions & Conservatory **Driveway & Garage

General A delightful house on an exceptional plot in a prime Kirby Muxloe location with a lovely South East facing garden. 14 Gullet Lane is a house that is full of character with parquet flooring and oak panelling in the reception hall and the accommodation briefly includes on the ground floor, a sitting room, dining room, conservatory and living kitchen. On the first floor there are four bedrooms and a family bathroom. Outside, there are delightful south east facing gardens with a depth of approximately 150 feet. It should be noted that there may be potential to further develop the property, subject to the usual consents.

Location Kirby Muxloe is a vibrant village located some 6 miles from Leicester City Centre. There are a good selection of amenities to include a post office, shops, pharmacy, public house restaurant, coffee shop, church and village hall. There are some lovely local walks and the village offers a variety of sports clubs and facilities to suit all including one of Leicestershire s premier golf courses. There is a Primary School rated "Good" by Ofsted and options for secondary schools close by. There is Independent Schooling at the Dixie Grammar in Market Bosworth just 8 miles away. The village is exceptionally well located for access to the motorway network via junction 21A on the M1.

The House The accommodation is arranged over two floors as follows. Front door opening into reception hall.

Reception Hall An impressive introduction to the house. There is a parquet floor, oak panelled walls with plate rack above, understairs storage cupboard. Central heating radiator and stairs rising to first floor.

Cloak Shower Room A fashionable shower room with double sized shower enclosure, a low flush lavatory, wash hand basin and chrome ladder style towel rail.

Sitting Room 5.54m x 3.96m 18 2" x 13 A charming room, the focal point of which is the open fireplace. There is fitted book shelving, central heating radiator and French doors opening into the conservatory.

Conservatory 4.04m x 2.77m 13 3" x 9 1" A lovely vantage point from which to enjoy the garden. There is a tiled finish to floor and door to the garden.

Dining Room 3.56m x 2.95m 11 8" x 9 8" A delightful room with a pretty ornamental fire surround, timber boarded floor and central heating radiator. Measurements into bay .

Breakfast Kitchen 3.89m x 3.66m 12 9" x 12 The kitchen is fitted with a comprehensive range of base and wall cabinets with integrated appliances including a double oven, four ring gas hob and slimline dishwasher. There is an inset one and a half bowl porcelain sink unit and French doors to the garden. Second measurement extends to 18 2" .

On The First Floor Stairs rise from the reception hall to the galleried landing.

Galleried Landing Opening off the galleried landing are the bedrooms and family bathroom.

Bedroom One 3.99m x 3.58m 13 1" x 11 9" Overlooking the garden. Central heating radiator.

Bedroom Two 3.05m x 2.79m 10 x 9 2" A double bedroom with central heating radiator.

Bedroom Three 2.79m x 2.74m 9 2" x 9 A double bedroom with central heating radiator.

Bedroom Four 3.58m x 2.13m max 11 9" x 7 max Overlooking garden. Central heating radiator.

Bathroom Suite comprising a panelled bath with shower over, low flush lavatory and wash hand basin.

Outside To the front of the house there is a tarmac parking area with double gates opening onto a drive leading to the garage.

Garage 5.23m x 3.56m 17 2" x 11 8" It should be noted that the drive leading down to the garage is very narrow and anyone wanting to park a car should check the dimensions.

The Gardens Immediately adjoining the house there is a patio. The garden is principally lawned with well established flower and herbaceous borders. There are a number of mature fruit trees and a garden shed and summer house are included in the sale.

Council Tax Band Blaby District Council tax band E.

Important Note It should be noted that the drive leading down to the garage is very narrow and anyone wanting to park in the garage car should check the dimensions.

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