Lambert House, Crown Lane, Tinwell

Situation:


The Simon Boon Homes development is situated in the picturesque, Rutland village of Tinwell. The neighbouring village of Ketton has its own post office, primary school, local shop and two public houses.

Two miles to the east is the Georgian market town of Stamford which has excellent schools, shops and cultural amenities. The historic town also offers a train service to Peterborough, Oakham, Melton Mowbray, Leicester, Birmingham and Norwich. The Cathedral City of Peterborough offers a main line rail service to London Kings Cross from around 50 minutes.

The village has good access to the A1 and the A47 linking Peterborough and Leicester, and the A14 trunk road linking Cambridge and the West Midlands.

Recreational facilities in the area are many and varied with Rutland Water set to the north between Uppingham and Oakham, providing sailing, windsurfing, fishing, scenic walks and cycle rides. Golf is available at Luffenham Heath and Greetham Valley golf clubs.

There is a wide range of schooling within easy reach of the village including independent schools in Uppingham, Oakham, Stamford and Oundle.

Description: Lambert House


An attractive stone-built, semi-detached property, situated over three floors. The accommodation comprises a sitting room and, an open-plan kitchen/dining room with bi-fold doors onto a sunny south-facing dining terrace. A utility and WC complete the ground floor.

To the first floor are two double bedrooms both of which have built-in wardrobes, which share a jack-and-jill shower room. On the second floor is a principal bedroom, again with built-in wardrobes and an ensuite bathroom.

The front elevation is mainly laid to lawn with a pathway leading to the front door. The garden is enclosed by stylish estate fencing and, in part, close-board fencing. The rear south-facing enclosed garden has a lawned area and a patio. To the rear of the property, accessed from Crown Lane, is a single garage and a blocked paved driveway which would accommodate a further two cars.

First Impressions:


Traditionally constructed with stonework and block external walls under slate roofs achieving attractive, distinctive roof lines.

WINDOWS
are specialist double glazed softwood timber windows incorporating chrome locking fitments and low E energy saving double glazed units, all painted cream.

FRONT DOOR AND REAR DOORS
painted, with chrome ironmongery where necessary, the patio bi-fold doors are aluminium finished in anthracite, double glazed with E energy saving glass.

PRIVATE DRIVEWAYS
for vehicles are to be finished in block paving.

PAVING
is extensively laid about the property in attractive slabs. The rear garden will be turfed where necessary. New boundaries will be divided by mixture of close boarded fencing and attractive stone walling.

INTERNAL DOORS
will be two-panel traditional painted doors with chrome knobs.

WARDROBE DOORS
are contemporary two panel softwood painted doors with chrome handles or sliding doors. There will be hanging rails to wardrobes.

INTERNAL FINISHES
plaster finished ceilings throughout. Skirting and architrave will be bold but subtly moulded. The houses will be painted in Farrow and Ball colours selected by Simon Boon.

FLOOR FINISHES
the hall, cloaks, kitchen and utility will be finished with a matching neutral floor tile to Lambert and Laxton Houses and stone flooring to Liveden and Chater Homes. Where applicable the study will be in oak with a Herringbone design. Other areas will be carpeted. All bathrooms, shower rooms/ensuites will be ceramic tiled.

WALL TILING
to bathrooms, shower rooms/ensuites will be sourced from quality suppliers and each room will be fully tiled within shower enclosures and half tiled in wet areas.

SHOWER/ENSUITES
all fitted with white modern contemporary styled sanitary-ware, quality showers, shower screens, vanity units, mirrors and chrome fittings.

KITCHENS
individually designed by a specialist supplier to include oven(s), hob, extractor, dishwasher, fridge freezer, sink and chrome taps. Plots C and D with additional wine fridge. The kitchen will be fitted with quartz (or similar) work-top and up-stands. The kitchen lighting will be complemented by additional under wall unit lighting and down-lighters.

UTILITY UNITS
will complement those in the kitchen with granite (or similar) work-tops and up-stands, with space and plumbing for washing machine and dryer.

HEATING
programmable zoned air-source central heating system with underfloor heating to the ground floor and radiators and towel rails to the first and second floors. Plots C & D will be fitted with a wood burning stover to the sitting room.

ELECTRICAL AND LIGHTING
recessed light fittings throughout, TV points to lounge, kitchen, sitting room and all bedrooms. BT points to lounge, kitchen and bedroom one. Integrated satellite wiring system serving TV outlets (satellite system not supplied) Power and light to loft.

GARAGES
all properties have their own garage. All garages have electric socket and external tap and electronically operated garage door.

SECURITY
individual alarm system to be fitted including infrared sensors and door contacts. 5 lever locks fitted where applicable to external doors and locks to windows. External lighting with attractive fittings will be supplied about the house.

LABC
All homes will benefit from a 10-year warranty provided by LABC

The Homes
Simon Boon Homes is more than happy to discuss changes to the specification should purchasers require to bespoke their homes, this would of course be subject to the stage of construction.

General Remarks:


SIMON BOON HOMES LTD
Simon Boon Homes is a small Cambridgeshire based building company that specialises in bespoke, high specification, homes in prime locations.
The company started over 15 years ago looking to provide a high-quality alternative to the mass-produced offerings on the market. Simon Boon has been associated with building homes in this area for 35 years, which adds up to an unbeatable combination of local knowledge and house building expertise. Simon Boon Homes use a dedicated team of local craftsmen - working closely together to ensure the reputation for quality and finish is maintained.
Traditional building materials are combined with the latest building techniques to create outstanding new homes that have all the energy efficiency and high specifications of the best new homes with the style and quality expected in traditional homes.

SERVICES
Mains water, electricity and drainage are connected. Air source heat pump central heating. None of the services have been tested by the agents.

FIXTURES AND FITTINGS
Only those mentioned in these sales particulars are included in the sale. All others, such as curtains, light fitting and garden ornaments are specifically excluded but may be available by separate negotiation.

STATUTORY AUTHORITY
Rutland County Council:

COUNCIL TAX
Band: TBC

RIGHTS OF WAY, EASEMENTS, WAY LEAVES
Properties will be sold subject to the benefit of all existing rights, both public and private including rights of way, supply of drainage, water abstraction, electricity supplies and other rights, covenants, restrictions and obligations, quasi-easements and all wayleaves, whether referred to or not.
It may be necessary for rights and reservations to be made to provide services, access, and maintenance to the properties as the properties are likely to be sold individually not collectively.

HEALTH AND SAFETY
Given the potential hazards of a working development, we ask you to be as vigilant as possible when making your inspection for your own personal safety, particularly around machinery.

AGENT NOTE
The Site Plan is intended for illustrative purposes only, as construction and landscaping details can change during the course of the development. Trees, planting and open space shown are indicative and actual numbers and positions may vary. The Site Plan does not form any part of a warranty or contract. The same applies to floorplans, where provided.
All dimensions, descriptions, areas, layouts, reference to condition and materials etc. are subject to change due to the nature of the development. Simon Boon reserves the right to make changes to the specification during the course of the construction process.
We understand that property within the Tinwell development will be sold freehold.

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

DIRECTIONS
Upon leaving Stamford on the A6121 Tinwell Road, on entering the village of Tinwell, Crown Lane can be found on the left-hand side after All Saints Church. At the fork in the road on Crown Lane, the entrance to the Simon Boon Homes development is is located approximately 40 meters along on the right-hand side.

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 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. January 2024