Church Farm, Frolesworth

The Situation
Frolesworth is an attractive village surrounded by scenic countryside with many footpaths and bridleways in close vicinity. The village’s boundary has changed little in 200 years, the nearby church, and the farms namesake, commands the highest ground in the village; its tower is a local landmark when approaching the village during the day and at night when the church is lit with amber lights makes a striking focal point.

The attractive town of Market Harborough, set some 18 miles to the east, provides a good range of local shopping, leisure, and business activities. Leicester and Rugby are both approximately 11 miles away to the north and south respectively, providing extensive commercial and leisure facilities.

Communications in the area are excellent with a mainline train station available from Leicester reaching London, St Pancras in an hour and from Rugby to London Euston in just under an hour. The M69 motorway is accessible at Junction 2, accessing the M1 at Junction 21 and at Junction 19 the A14, M6 and M1 connect. International air travel is available at East Midlands Airport, Birmingham and Luton.

A number of schools are available in the locality with local state schools include Hallbrook and Orchard CE primary schools in Broughton Astley, and Ullesthorpe CE primary school. Preparatory education is at Bilton Grange, Crescent School and Stoneygate. Secondary and private schooling is available at Lutterworth, Leicester, Rugby, Princethorpe and Uppingham.

Sporting and leisure are also well catered for, with racing at Nottingham, Southwell, Leicester, Warwick and Towcester; golf courses at Lutterworth, Leicester, Hinckley and Ullesthorpe.

The Property
Church Farm is an attractive former farmhouse, which has undergone a full programme of renovation during the current owner’s tenure, incorporating and revealing it’s retained period character, with sympathetic additions and modifications throughout which include lime render, timber double glazed windows, timber exterior doors, limestone flooring to parts of the ground floor, bespoke kitchen, and bathrooms.

The property is entered through a timber door, with limestone flooring flowing through the welcoming entrance hall and giving way to a guest cloakroom. The breakfast kitchen has been thoughtfully curated to emulate ‘farmhouse’ style, with bespoke timber units equipped with integral full length ‘Miele’ fridge and freezer, dishwasher, ‘Esse’ cooker and a large central island with breakfast bar. A utility/ boot room is accessible from the kitchen and provides excellent fitted storage, space for appliances, butler sink and access to the garden terrace. From here the living room can be found with its herringbone flooring, and inglenook fireplace with large oak lintel and complementing woodburning stove. From here, a tranquil yet spacious sitting/ dining room is accessed, providing flexible accommodation with a further woodburning stove, built in shelving and storage cupboards, exposed beams offering a cosy atmosphere, and dual aspect with sliding aluminium doors opening to the garden terrace and framing the exceptional views.

A generously sized cellar, with barrelled ceiling, is accessible from the utility room and provides excellent storage and the potential for conversion to home cinema, gym or wine cellar.

To the first floor are four well proportioned bedrooms, each with views towards the pretty fore gardens or to the rear over the rolling fields beyond. The guest bedroom enjoys an ensuite shower room with double walk-in shower. The beautifully appointed principal bathroom, with its reclaimed oak floorboards, has a freestanding bath, double walk-in shower, wash hand basin, WC, heated towel rail, and is finished with tongue and groove panelling to dado height. To the second floor is the principal suite with a large double bedroom, fitted wardrobes, a dressing area, and access to the well-appointed ensuite bathroom.

Outside
Church Farm is approached over a cobbled driveway accessed from the village road. A five-bar gate gives way to a parking area flanked by a significant landscaped fore garden providing much privacy, with mature trees, and deep herbaceous borders.

The rear garden is a delight with large lawn abutting the post and rail fencing to the paddock land, further colourful herbaceous borders, and a large terrace spans the back of the property with timber pergola over. Beyond the cobbled parking area is a gravelled driveway which in turn leads to a quadruple garage equipped with two electric segmented doors, a gateway leads to a lawned area to the rear of the garaging where the current owners have previously housed chickens, further are raised beds which are serviced by a glass greenhouse, offering the opportunity for a kitchen garden. A stable and woodstore/ dog kennel is located close by the paddock access.

Planning permission has been granted for a further garage which would offer ideal storage for a motorhome/ horsebox. The paddock land of approximately 5 acres, includes a small spinney area with natural spring water fed pond.

Agent's Note: The paddock land is subject to a right of access to the fields south of Church Farm. Further information is available from the agent.

Viewing
The property may only be inspected by prior arrangement through King West. Tel: .

Services
None of services have been tested by the agents.

Local Authority
Harborough District Council

Council Tax Band
Band G