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" 'Gorse House' is a spacious 4 bedroom brick built property with a detached 2 bed cottage nearby. The main house is believed to date from the mid 19th Century and the property was virtually doubled in size in the mid 1980's. Benefits include: Upvc replacement windows, gas-fired central heating, mainly rewired and does have annexe potential within the main house. The accommodation includes; entrance hall, living room, dining room, kitchen, gym, conservatory, office, library, sitting room, 4 bedrooms, 4 bathrooms (1 en-suite). The separate cottage has an open planned lounge/dining room, kitchenette, 2 bedrooms, shower room. Outside there are extensive front and rear formal gardens with a stable yard, paddock-land and a well drained professional 40m x 20m arena. The property is set in just over 3 acres with panoramic open views to the south.

GROUND FLOOR SUMMARY Beyond the covered porch, the spacious hallway has Yorkshire flagstone flooring and a turned staircase rising to the first floor. The spacious living room has an impressive brick & oak open fireplace with a tiled hearth. There is a front window overlooking the driveway, double doors to the terrace and further doors to the conservatory and the dining room. The generous dining room has by-fold doors to both the kitchen and the sitting room with an internal window allowing borrowed light in from the conservatory. The kitchen has an extensive range of quality medium oak units base cabinets with work surfaces above, drawer set and an integrated dishwasher. Rangemaster twin oven cooking range with a five-ring gas hob, hotplate and extractor canopy. There are matching oak eye-level units with concealed lighting, a built in Bosche microwave and plumbing for an American style fridge/freezer. There are further glazed display cabinets, an open unit and a breakfast bar. . The capacious conservatory extends across the rear of the property with a fully tiled floor. It has a pitched polycarbonate roof with central double doors and two Victoriana sections. Sliding French doors lead to the gymnasium

(which was formally an indoor swimming pool). This area is now used as a cool wine cellar with wooden steps and hatch. The gym has two side windows and could easily be used as a home office or ground floor sitting/bedroom if preferred. A further door leads to the main hall with a shower room. From the main hall a corridor leads to the original part of the house where there is a utility room with an enamel Belfast sink, extensive wall and tall cupboard units, fully tiled floor and the gas-fired central heating boiler. Continuing down the corridor there is a partially wood panelled study/home office with a coal-effect gas fire and windows on both sides. There is a connecting library, which has an under stairs storage cupboard housing the meters and consumer unit.
A further door and step lead to the sitting room, which has a front stable door with both front and side windows. This would make an ideal teenage den and has a second staircase leading to the first floor.
ENTRANCE HALL . LIVING ROOM 6.96m(22'10'') max x 4.45m(14'7'') DINING ROOM 4.14m(13'7'') max x 3.56m(11'8'') KITCHEN 5.26m(17'3'') x 3.45m(11'4'') CONSERVATORY 10.82m(35'6'') max x 5.05m(16'7'') into bay GYMNASIUM/HOME OFFICE 8.74m(28'8'') max x 3.15m(10'4'') WINE CELLAR 4.88m(16'0'') x 2.13m(7'0'') SHOWER ROOM . UTILITY ROOM 2.54m(8'4'') x 2.29m(7'6'') STUDY/HOME OFFICE 3.99m(13'1'') x 3.33m(10'11'') LIBRARY 2.31m(7'7'') x 2.24m(7'4'') SITTING ROOM 3.61m(11'10'') x 3.38m(11'1'') FIRST FLOOR SUMMARY The landing has an opaque window with three doors leading to the bathroom and two bedrooms. The 3rd bedroom has dual aspect windows and a fitted wardrobe. The 4th connecting bedroom also has a front window and a single wardrobe. In between these two rooms is a quality recently fitted shower room. The main landing has side and front windows, loft access, linen cupboard. There is a full bathroom with steel bath and power shower over, airing cupboard housing the recently installed cylinder. The main bedroom has built in wardrobes with an archway leading into a dressing/vanity area, a further doors leads to the shower room. . There are 'his & hers' sink units built into a vanity unit, quality tiling and a heated towel rail. There is a wide shower enclosure with a Grohe power shower, opaque window. The views from the main bedroom are stunning and overlook the formal gardens, paddock-land and open countryside incorporating two counties. The second double bedroom also has fitted double wardrobes with a rear window providing similar views. There is a door leading to a good-sized storage area, which could be adapted to form a study area or further bathroom

(subject to the usual planning consents). FIRST FLOOR LANDING . BEDROOM 3 3.68m(12'1'') max x 3.53m(11'7'') BEDROOM 4 3.33m(10'11'') x 3.15m(10'4'') SHOWER ROOM . BATHROOM . MAIN LANDING . BEDROOM 1 4.14m(13'7'') min x 3.40m(11'2'') max DRESSING AREA . ENSUITE SHOWER ROOM . BEDROOM 2 4.17m(13'8'') max x 3.89m(12'9'') STORAGE AREA 4.57m(15'0'') max x 3.89m(12'9'') GARAGING & WORKSHOPS The three garages and workshop have up and over doors with both light and power connected. There is ample outside lighting, a mainly pitched roof with a workshop and workbenches with good storage facilities. To the side there is a hard standing providing secure parking for two vehicles enclosed by high brick walling. There is a separate detached brick garage. The attractive courtyard offers ample parking and turning facilities with a central cobbled area. FRONT GARDEN There is a tarmac driveway leading to the Ashlawn Road around 100 yards away. To one side of the drive there is a substantial brick outbuilding currently used for storage and a wood shed. The larger section of garden lies to the left of the driveway as you approach and has an impressive selection of established trees, a small pond and rhododendrons. This heavily wooded area is an ideal place for children with many nooks and crannies! On the other side of the drive there are further established trees and bushes giving a high degree of privacy with Victorian lampposts, Yew, laburnum, conifer and several holly trees. REAR GARDEN The good-sized terrace has halogen lighting, and as the photographs show the formal gardens are completely level enclosed by well-maintained hedgerow and post and rail fencing. There is a raised decked area with balustrade being the ideal location for a hot tub (as it currently does). There is an impressive blue cedar tree to one side of the decking, there is an attractive brick tack room and a greenhouse. To the left of the garden there is a fully enclosed soft fruit orchard. STABLE YARD From the main house there is a level driveway leading to the stable block with two 12ft x 12ft timber stables and a 24ft x 12ft barn. The yard is fully self-contained from the garden as has a concrete courtyard as well as light, water and power connected. From here there is direct access to the paddock-land. To the front of the courtyard there is currently an impressive chicken run which could be easily adapted to provide a kitchen garden if preferred. 40M X 20M QUALITY ARENA Directly attached to the rear of the garden there is a level paddock fully enclosed by hedgerow and post and rail fencing. The arena was constructed around 3 years ago and measures 40 metres x 20 metres. It has M100 sand and quality rubber shredding. From the paddock and the arena there are 360? open views across some undulating countryside. The total site measures 3.068 acres (1.242 ha). GORSE COTTAGE Situated across the driveway there is a two-storey cottage. It has an open planned kitchen and a lounge/dining room. There is plumbing facilities with a range of kitchen units, separate electricity meter and consumer unit. There is a wood burning stove and a staircase to the first floor, which has a double and a single bedroom with a central shower room. The cottage has double-glazed windows and electric storage heating. The cottage has been rented out for the last 7 years and could continue to produce an annual yield or naturally be used for family members. LOUNGE/DINER & KITCHEN 8.81m(28'11'') max x 3.40m(11'2'') BEDROOM 1 3.40m(11'2'') x 2.77m(9'1'') BEDROOM 2 3.40m(11'2'') x 2.79m(9'2'') LOCATION The property is situated around 1.5 miles from the town centre on the sought after location of Ashlawn Road. From here is it only a short drive into town where Rugby offers an extensive range of shopping facilities. Rugby also has a main line train station where Virgin Trains convey London commuters to Euston in under 50 minutes. From Rugby there is easy access to the extensive motorway networks surrounding Warwickshire including the A5, A14, M1 and the M6. There is also an impressive range of state and public schooling available in Rugby and the surrounding area including Bilton Grange, Lawrence Sheriff, Princethorpe College, Bloxham School, King Henrys in Coventry and the world-renowned Rugby School.
LOCAL AUTHORITY Rugby Borough Council.
Telephone (01788) 533533.
Council tax bands 'G' & 'B' respectively.
SERVICES Mains water, electricity, private drainage, gas, BT (Broadband). VIEWING ARRANGEMENTS Strictly via the vendors agents Fine & Country on (01788) 820062.
WEBSITE ADDRESS For more information visit the property's unique website address www.fineandcountry.com/468000064. FIXTURES & FITTINGS All items not mentioned within these particulars are expressly excluded from the sale. The hot tub within the garden can be purchased by separate negotiation. OPENING HOURS Monday to Friday 9.00 am - 5.30 pm
Saturday 9.00 am - 4.30 pm
Sunday 11.00 am - 3.00 pm
AGENTS NOTE All measurements are approximate and quoted in metric with imperial equivalents and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given and that they are in working order. Internal photographs are reproduced for general information and it must not be inferred that any item shown is included with the property. For a free valuation, contact the numbers listed on the brochure. All measurements are approximate and quoted in metric with imperial equivalents and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given that they are in working order. Internal photographs are reproduced for general information and it must not be inferred that any item shown is included with the property. Free valuations available - contact Newman Estate Agents.
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