Swallow Hole Farm, Saltby

Distances:


Melton Mowbray 10.5 miles, Grantham 8.5 miles, (Direct train to London Kings Cross 1hr 15 mins) Oakham 13 miles, Uppingham 19 miles, Stamford 21 miles, Nottingham 23 miles.
(All distances and times are approximate)

Situation:


Swallow Hole Farm is nestled in the rolling countryside of the beautiful Vale of Belvoir, between the charming villages of Croxton Kerrial and Saltby. Croxton Kerrial benefits from The Stack Yard Surgery medical centre, the Croxton Village Shop and the Croxton Kerrial Sports and Social Club. The village of Saltby has the Nags Head public house. Approximately 3.6 miles west is the village of Waltham on the Wolds also with a range of excellent amenities; The Welby Practice doctors surgery, Village Hall, village store with post-office, Waltham Deli and The Royal Horseshoes Inn.

Swallow Hole Farm is also a short drive from Belvoir Castle, with the Engine Yard and many leisure activities within the Vale.

Communications in the area are excellent. Melton Mowbray lies approximately nine miles south-west with the railway station on the Birmingham to Stanstead Airport line. Hourly trains also go to Leicester, Peterborough and Cambridge. The A606 provides great access from Melton Mowbray to Nottingham and Oakham and the A607 between Leicester and Grantham. Grantham station also has direct trains to London Kings Cross. East Midlands Airport is roughly 50 minutes away providing superb access to Europe.

There are highly respected schools locally and notably at Witham on the Hill and Copthill. Stamford, Oakham, Uppingham and Oundle public schools are all within travelling distance. Grantham itself has two excellent Grammar schools and a prep school along with a good range of shops, restaurants and other leisure facilities.

Just north of Grantham is Belton Woods Golf Club and Leisure Complex and Belton Park. Rutland Water with its nature reserve, water sports and trout fishing is some 17.5 miles to the south and ‘Twinlakes’, a family park, is within 20 minutes driving distance. Several golf courses may be found close by and for those of equestrian persuasion, there is a network of happy hacking opportunities on your doorstep.

Description:


Swallow Hole Farm, built of brick under tile approximately 100 years ago, was beautifully refurbished between 2020 and 2023.

The dual-aspect kitchen-dining room enjoys breathtaking views over the pasture land and countryside beyond with bifold doors opening onto the sun terrace beneath the oak pergola that wraps around to the front door. The large, oil-fired burner is the focal point to the dining area whilst the bespoke, oak kitchen features a butcher’s block island and Belfast sink.

Reclaimed old French farmhouse stone tiles flow through into the adjoining, vaulted-ceiling garden room with feature beams and French doors onto the south-east facing terrace.

Also off the kitchen is the utility-cum-bootroom with plumbing for a washing machine and stable door access onto the walled garden dining terrace. A ground floor WC is just off to the side.

Moving through the rear hall, is the sitting room with exposed beams, three-panel window framing countryside views, and gas fireplace with Yorkshire granite surround.

The snug, located just off the sitting room, has built-in cabinetry as well as a speaker system and projector, making it an ideal cinema room.

To the rear of the property is a generous, dual-aspect study with built-in shelving.

Completing the ground floor accommodation, in 2020 Swallow Hole Farm was extended, incorporating a magnificent, French oak and glass room with vaulted ceilings, underfloor heating, air conditioning. Flooded with natural light, the room boasts panoramic views of the walled garden, which can also be accessed from either the bifold doors or the French doors.

Rising to the first floor, immediately to the right is the family bathroom, renovated in 2023, with both bath and separate shower and built-in vanity unit.

To the south-west of the property is the dual-aspect guest bedroom with ensuite shower room. The semi-vaulted ceiling creates a light and airy atmosphere with windows framing rural vistas.

Enjoying views over the pasture land of Swallow Hole Farm are a further three bedrooms all with built-in wardrobes.

Passing the linen cupboard the corridor leads into the Principal Suite. With semi-vaulted ceiling, the dual-aspect room is flooded with natural light and displays beautiful, bespoke, oak panelling. Air conditioning is also fitted within the loft space, with vents in the ceiling. A feature doorway opens into an exquisite bathroom, also renovated in 2023, with underfloor heating, free-standing bath and tap as well as a separate, rain-head shower. The level of luxury flows through into the dressing room with double doors onto the oak balcony.

Annexe:


Reached by a gravel drive and built-in 2020, the stunning, oak-framed annexe features a vaulted-ceiling, open-plan kitchen-living-dining area as well as a separate utility. Bifold doors provide access onto the dining terrace with breathtaking views over the paddock land and countryside. Completing the annexe accommodation are two double bedrooms both with ensuite shower rooms and bifold doors onto the terrace.

Outside:


Swallow Hole Farm is approached through gated access along a gravel driveway passing the rain-fed pond.

The driveway wraps around the property where there is ample parking adjacent to the stable yard and barns.

The resin yard is encompassed by seven loose boxes, a tack room, and larger barn. On the edge of the yard is a garage as well as further storage rooms. An open barn provides further storage as well as having solar panels fixed to the roof in a south-easterly direction.
Moving through the larger barn off the yard is a further, expansive barn with access to two smaller areas of pasture land.

The formal walled garden is sheltered and enjoys a south-westerly aspect with beautiful boarders featuring lavender and olive trees. A porcelain patio is accessed from the rear hall, gym and utility room and provides an ideal entertaining space.
Swallow Hole Farm benefits from further pasture land and, in total, sits in approximately 7.6 acres.

General Remarks:


SERVICES
Mains water is connected. Private drainage. Mains Electricity with Solar in addition. Propane gas. Oil 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 fittings and garden ornaments are specifically excluded but may be available by separate negotiation.

STATUTORY AUTHORITY
Melton Borough Council:

COUNCIL TAX
Band G

TENURE
Freehold

RIGHTS OF WAY, EASEMENTS, WAY LEAVES
The property 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 if the property is not sold as a whole.

PLANS, AREAS AND SCHEDULES
The plans and associated acreages have been prepared for illustrative purposes and their accuracy cannot be guaranteed.

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

DIRECTIONS
Come off the A1 at Colsterworth and head west, through the village of Collyweston, along Buckminster Road. Continue through Stainby on to Buckminster then turn left onto Main Street. At the fork in the road bare right onto Sproxton Road and continue through Sproxton where the road becomes Saltby Road. On reaching Saltby go straight over at the crossroads onto The Butts and again straight over the crossroads at St. Peter’s Church, onto Croxton Road. Swallow Hole Farm is approximately one kilometre 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, videos and/or virtual tours 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. May 2024.