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" Believed to date back to around the 1840s, this superb character cottage benefits from open views to the front, good-sized accommodation with high ceilings throughout, and a long private mature rear garden with a large 13ft garden building having power and light - suitable as an office for someone working from home. In 2007, an extension was added to the rear of the property to provide a modern fitted kitchen. Take a look inside and you'll find, on the ground floor: an entrance hall, 17ft lounge and separate 17ft dining room, kitchen with adjoining pantry and utility room, and a cloakroom/w.c. And on the first floor: a master bedroom with en suite, two further generous bedrooms and bathroom. The cottage has gas central heating (new boiler installed in 2010) and double glazed windows (with one exception). The rear garden has been delightfully landscaped in an informal cottage style and also includes two smaller timber sheds and an aluminium-framed greenhouse. The property is nestled in a picturesque part of this sought after North West Leicestershire village within the conservation area - a short distance from the local church. Viewing is enthusiastically recommended. NO UPWARD CHAIN.

THE LOCATION
The desirable Leicestershire village of Appleby Magna is within easy access of the M42 motorway with links to Midland cities such as Birmingham, Coventry, Nottingham, Derby and Leicester. Within walking distance of the house you'll find several public houses, a Post Office/convenience store. Nearby is the Ofsted 'Outstanding' rated Sir John Moore School'. Other private schools available in the area include: Twycross House, Manor House at Ashby de la Zouch and Dixie Grammar School at Market Bosworth. Further afield, there is Repton School. Country pursuits to be enjoyed in the area include: walking, horse riding, a water park, golf and tennis. Ashby canal is nearby and there are plans for a marina to be built at Bosworth.

ABOUT THE PROPERTY
Believed to date back to around the 1840s, this superb character cottage benefits from open views to the front, good-sized accommodation with high ceilings throughout, and a long private mature rear garden with a large 13ft garden building having power and light - suitable as an office for someone working from home. In 2007, an extension was added to the rear of the property to provide a modern fitted kitchen. Take a look inside and you'll find, on the ground floor: an entrance hall, 17ft lounge and separate 17ft dining room, kitchen with adjoining pantry and utility room, and a cloakroom/w.c. And on the first floor: a master bedroom with en suite, two further generous bedrooms and bathroom. The cottage has gas central heating (new boiler installed in 2010) and double glazed windows (with one exception). The rear garden has been delightfully landscaped in an informal cottage style and also includes two smaller timber sheds and an aluminium-framed greenhouse. The property is nestled in a picturesque part of this sought after North West Leicestershire village within the conservation area - a short distance from the local church. Viewing is enthusiastically recommended. NO UPWARD CHAIN.

ACCOMMODATION IN DETAIL
The timber front entrance door opens into the:

RECEPTION HALLWAY
With oak flooring, useful under-stairs storage cupboard and original latched doors leading to the dining room and lounge.

LOUNGE - 16' 11'' x 12' 0'' max (5.15m x 3.65m)
The focal point of this good-sized living room is the painted wood fire surround incorporating a cast iron open fire grate and a quarry tiled hearth. Oak flooring, high ceiling, central heating radiator, painted beamed ceiling, built-in bookshelves in the alcove with cupboards under and space for a television with TV aerial point. A double glazed wood-framed window with Venetian blinds overlooking the open countryside to the front.



DINING ROOM - 17' 0'' x 13' 9'' (5.18m x 4.19m)
With oak flooring, high ceiling with exposed painted beams, recessed fireplace with space for a log-burner. (Log burner available by separate negotiation). Quarry tiled hearth, a double and a single radiator, TV aerial point and dual-aspect double glazed windows to the front and rear elevations. A half-glazed door leads through to the:



PANTRY / EXTRA STORAGE - 8' 4'' x 7' 3'' (2.54m x 2.21m)
Providing useful extra cupboard space. With oak base units and solid oak worktops with tiled splashbacks. Exposed painted beamed ceiling, tiled floor and space for an upright fridge/freezer. A square arch to the adjoining:

KITCHEN EXTENSION - 12' 8'' x 12' 1'' (3.86m x 3.68m)
Fitted with a range of oak base units and drawers. There's an inset one and a half bowl sink and drainer with swan neck mixer tap, a freestanding stainless steel Zanussi four-ring ceramic cooker with electric oven/grill, space and plumbing for a dishwasher. Oak worktops, tiled flooring, a vertical designer radiator, space for a table and chairs. A Velux skylight to each side and a double glazed window and half-glazed door overlooking the flagstone paved patio and rear garden. A latched door to the:

UTILITY ROOM - 8' 4'' x 5' 4'' (2.54m x 1.62m)
With oak base units and worktops, a stainless steel sink, space and plumbing for a washing machine and a dryer. A radiator, tiled floor and a double glazed rear window. A door to the:

CLOAKROOM / W.C.
Fitted with a low-flush toilet with concealed cistern. Tiled floor and an opaque rear window. Returning to the dining room, a latched door and stairs rise to the:

FIRST FLOOR ACCOMMODATIION

LANDING
With exposed painted timberwork, access to the loft storage space and panelled doors to the three bedrooms and the bathroom.

MASTER BEDROOM - 16' 9'' max x 11' 10'' (5.10m x 3.60m)
With a feature cast iron and brick period fireplace - for display only. A central heating radiator. Dual-aspect double glazed windows enjoy commanding views overlooking the open fields and countryside across the road and the rear garden. A door to the adjoining:

EN SUITE SHOWER ROOM
Comprising: a corner tiled shower cubicle with Mira electric shower, vanity wash hand basin with cupboards under, and a low-flush toilet. A tiled floor and an extractor fan.

BEDROOM TWO - 11' 9'' max x 9' 4'' (3.58m x 2.84m)
With a central heating radiator and double glazed front window with open views.

BEDROOM THREE - 11' 10'' x 7' 4'' (3.60m x 2.23m)
With a loft hatch, central heating radiator and a double glazed window overlooking the long private rear garden.

BATHROOM - 8' 4'' max x 5' 8'' (2.54m x 1.73m)
Comprising: a panelled bath with wall-mounted Mira mains shower, pedestal wash hand basin and a dual-flush toilet. Vinyl flooring, radiator and a built-in cupboard housing the wall-hung combi gas boiler - installed in 2010. A double glazed rear window.

OUTSIDE

GARDEN BUILDING / OFFICE / HOBBIES ROOM - 12' 9'' x 10' 3'' (3.88m x 3.12m)
A useful good-sized outbuilding constructed of concrete blocks with timber cladding which has been insulated and has power and lighting installed. This extra room would be ideal as an office for someone working from home, or maybe a hobbies/garden room.

REAR GARDEN
A delightfully landscaped long cottage garden which has been planted with an abundance of mature plants, shrubs and trees in the side borders. There's a flagstone paved patio area adjacent to the kitchen back door, a covered log store and a side gate with right of access through the neighbouring property to the front of the house. A lawned area leads to a gravelled pathway which meanders through to the bottom of the garden where you'll find a vegetable plot, aluminium-framed greenhouse and two smaller timber sheds.





AND FINALLY...
A fine opportunity to acquire a good-sized three-bedroomed character cottage with a long private rear garden and open views, in this desirable sought after village, a few minutes drive from the M42/A42. No upward chain.

HOW TO GET THERE
From our NEWTON FALLOWELL office in the heart of ASHBY-DE-LA-ZOUCH: Turn left into Market Street. Left at the second mini-island into Bath Street and Tamworth. Follow this road out of town for about a mile and, at the roundabout, turn right onto the M42 motorway towards Birmingham. In a few miles, turn off at Junction 11 (the A444) and take the first exit towards Measham. In just 100 metres turn right signposted to Appleby Magna. In half a mile or so, at the T-junction, turn right and right again into Church Lane, passing the church on your left hand side. The cottage (number 31) can be found in about 100 metres on the left opposite the fields. Please note: There is NO 'For Sale' board outside the property. POST CODE for SAT NAVS: DE12 7BB.

PLEASE NOTE
SERVICES: All mains are connected. The services, systems and appliances listed in this specification have not been tested by Newton Fallowell and no guarantee as to their operating ability or their efficiency can be given. MEASUREMENTS: Please note that room sizes are quoted in metres to the nearest tenth of a metre measured from wall to wall. The imperial equivalent is included as an approximate guide for applicants not fully conversant with the metric system. Room measurements are included as a guide to room sizes and are not intended to be used when ordering carpets or flooring. TENURE: Freehold - with vacant possession on completion. Newton Fallowell recommend that purchasers satisfy themselves as to the tenure of this property and we recommend they consult a legal representative such as a solicitor appointed in their purchase.

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