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" **VICTORIAN BAY FRONTED HOME** **THREE BEDROOMS/TWO RECEPTIONS** **MODERN KITCHEN & BATHROOM** **DECEPTIVE LEVEL OF ACCOMMODATION** **GROUND FLOOR CLOAKROOM** **ENCLOSED REAR GARDEN** **HEART OF VILLAGE LOCATION** **NO UPWARD CHAIN**

A fantastic opportunity to acquire a deceptive and well-proportioned bay fronted Victorian three bedroom home featuring stone window sills, Period staircase, stripped pine internal doors and deep skirting, as well as having attractive Period style fireplaces. In addition the property benefits from UPVC double glazing and gas central heating and has a modern fitted kitchen and bathroom, as well as the advantage of a ground floor cloakroom.

The property offers an excellent level of accommodation, perfect for those requiring a convenient central village location literally yards from the wealth of local amenities. The accommodation comprises of initial entrance hall which leads through into two main receptions, the sitting room having an attractive walk-in bay window to the front, the kitchen is situated to the rear elevation and has aspect out into the garden. From the first floor landing there are three bedrooms, two being generous doubles, and a well-proportioned main bathroom.

The property is located right at the heart of this highly regarded and well-served village set back behind wrought iron railings with a low maintenance frontage. To the rear of the property is a pleasant enclosed garden with paved and timber decked seating area and established lawn, and a useful brick and pantiled outbuilding.

The property is offered to the market with no upward chain, and viewing comes highly recommended to appreciate both the location and accommodation on offer.

The village of Bottesford is well equipped with local amenities including primary and secondary schools, a range of local shops, doctors and dentists, several public houses and restaurants, railway station with links to Nottingham and Grantham which gives a fast rail link to London's Kings Cross in just over an hour. The A52 and A1 are also close by providing excellent road access. UPVC ENTRANCE DOOR LEADS THROUGH INTO THE INITIAL; ENTRANCE HALL 7.37m max x 1.68m max (24'2 max x 5'6 max) A well-proportioned initial entrance vestibule having spindle balustrade staircase rising to the first floor landing, coved ceiling with light point, dado rail, deep skirting, central heating radiator, wall-mounted electrical consumer unit. Further doors leading to; GROUND FLOOR CLOAKROOM 4.78m x 0.71m

(15'8 x 2'4) Incorporated into the under stairs area.

Providing an initial cloaks area with two piece white suite, comprising of close coupled WC, pedestal wash hand basin with chrome taps, opening out into a useful storage area with quarry tiled floor, cloaks hanging space and UPVC double glazed window to the side. SITTING ROOM 3.43m x 3.66m

(plus 0.79m for bay window) (11'3 x An attractive reception having high coved ceiling with large walk-in bay window to the front, main feature being chimney breast with attractive fire surround and mantle, cast iron insert, open grate and quarry tiled hearth, alcoves to either side, deep skirting, central heating radiator, UPVC double glazed window to the front. DINING ROOM 3.61m x 3.43m

(11'10 x 11'3) A further well-proportioned reception having aspect into the rear garden, chimney breast and attractive Period style pine surround and mantle, inset cast iron fireplace, tiled inserts, open grate and quarry tiled hearth, deep skirting, central heating radiator, UPVC double glazed window to the rear. KITCHEN 3.05m x 2.69m

(10'0 x 8'10) Fitted with a generous range of modern wood grain effect gloss fronted wall, base and drawer units with chrome fittings, U-shaped configuration of butchers block effect laminate work surfaces, inset stainless steel sink and drainer unit with chrome swan neck mixer tap, tiled splashbacks, integrated appliances including four ring stainless steel finish gas hob with concealed extractor hood over, double oven, fridge and freezer, space and plumbing for washing machine, tiled floor, central heating radiator, ceiling light point, UPVC double glazed window to the rear, UPVC double glazed exterior door. RETURNING TO THE INITIAL ENTRANCE HALL, A SPINDLE BALUSTRADE STAIRCASE RISES TO AN ATTRACTIVE; GALLERIED LANDING Having high coved ceiling and light point, central heating radiator, large built-in cupboard, UPVC double glazed window to the side.

Further doors lead to; BEDROOM 1 3.66m x 3.45m

(12'0 x 11'4) A well-proportioned double bedroom having aspect into the rear garden, chimney breast with inset cast iron fireplace, alcoves to either side one of which houses a built-in open fronted wardrobe with two hanging rails, high ceiling with light point, deep skirting, central heating radiator, UPVC double glazed window. BEDROOM 2 3.66m x 3.00m

(12'0 x 9'10) A double bedroom with aspect to the front, chimney breast with slate tiled fireplace and hearth, inset open grate, alcoves to either side, high coved ceiling with light point, central heating radiator, UPVC double glazed window to the front. BEDROOM 3 2.57m x 2.13m

(8'5 x 7'0) Having ceiling light point, central heating radiator, UPVC double glazed window to the front. BATHROOM 3.00m x 2.69m max into cupboard (9'10 x 8'10 max i A generous family bathroom fitted with a white three piece suite comprising of tongue and groove panelled enamel bath with chrome taps, wall-mounted electric shower over, closed coupled WC, pedestal wash hand basin with chrome mixer tap, a generous run of built-in wardrobes providing useful storage, one of which also houses the Potterton gas central heating boiler, separate airing cupboard housing the hot water cylinder and cold water tank. EXTERIOR The property occupies a convenient location right at the heart of this highly regarded and well-served village situated only yards from local amenities.

The property is set back behind a wrought iron railing frontage, with forecourt designed for low maintenance living with slate granite chipping frontage and border to the side and single wrought iron gate and pathway leading to the front door.

The rear garden is relatively deceptive for this style of home, enclosed in the main by panelled fencing, having a generous initial paved timber decked terrace leading on to a lawn at the foot with sleeper edged borders and a further raised timber deck with pergola providing an attractive seating area. Within the garden is a useful brick and pantiled outbuilding which provides excellent storage. There is also an exterior light and power point. COUNCIL TAX BAND Melton Borough Council - Tax Band B "