Three Ways Cottage, Horninghold

Uppingham 5 miles
Market Harborough Train Station 10 miles (London St Pancras from under 1 hour)
Leicester 17 miles. All distances approximate

The Situation
Horninghold is a striking conservation village lying in the upper Welland Valley, with the Rutland market town of Uppingham set 4 miles to the north-east and the Rutland town of Oakham a short distance beyond, as well as the historic market town of Market Harborough only a short distance away.

The principal part of the village appears remarkably laid out with a number of large houses, the grounds of which are well landscaped. Parts of the village date back to the 16th and 17th century, whilst extensive harmonisation was carried out during the early part of the 20th century by the Hardcastle family of Blaston Hall, with great thought given to the orientation and architecture of the main houses.

The major commercial centres of Leicester and Peterborough are set to the west and east respectively with both providing comprehensive services including main line rail links to London St Pancras and Kings Cross. Schooling in the area is outstanding, with excellent public schools at Uppingham, Oakham, Stamford and Oundle, with local preparatory schools Maidwell Hall, Spratton Hall and Stoneygate providing good feeders for these.

The village is particularly well surrounded by open countryside and offers the opportunity for excellent country pursuits. With water sports on Rutland Water, fishing on the Eyebrook, polo at Oakham, and golf at Market Harborough, South Luffenham, Stamford and Melton Mowbray. Racing is at Leicester, Southall, Nottingham and Huntingdon. The village sits in Fernie country, with Cottesmore, the Quorn and Woodland Pytchley are within easy boxing distance.

The Property
Three Ways cottage is situated in the heart of the village of Horninghold, believed to date from 1887 and sympathetically extended by the present owners in 2007. The property is of a red brick construction under a tiled roof with ornate timbers and attractive bay windows.

The property is entered via the covered porch and timber door, with tiled floor flowing through the welcoming entrance hall and giving access to the cloakroom which benefits from a fitted shower.

The breakfast/kitchen/dining room has been thoughtfully curated to offer a light filled flexible living space ideal for entertaining, dining and relaxing. The kitchen is attractive and well equipped, with a range of wall and floor mounted units, central island with integrated ‘Bosch’ oven, hob and dishwasher. There are two double opening doors providing access to the front and to the rear garden patio.

A utility/boot room is accessible from the kitchen and provides excellent fitted storage, integrates ‘Bosch’ oven, space for appliances, sink and access to the rear garden.

The sitting room has stone fireplace with tiled hearth and integrated log burner perfect for the winter months, a bay window over looks the garden. The snug has a red brick fireplace with stone hearth and inset log burner and has the benefit of useful fitted cupboards and a window overlooking the garden.

To the first floor are three bedrooms each with views of the gardens. The principal bedroom benefits from dual aspect windows, built in wardrobe and en-suite bathroom. Two further bedrooms both feature cast iron fireplaces with one benefitting from a mezzanine useful for storage or further sleeping area. The first-floor accommodation is completed by a family bathroom with double sinks, separate bath and tiled walk-in shower.

Outside
Occupying a substantial corner position, with separate personal gates lead to an extensive gravelled parking area which gives access to the half timber and brick detached garage. A blue brick pathway winds its way to the entrance porch with a mature lawned garden which wraps around the front and side of the property, herbaceous borders and iron fence and hedge surround providing privacy.

A timber gate gives access to the rear garden, with decked area perfect for BBQs in the summer months, raised beds and steps leading up to the south west facing patio with uninterrupted views of open countryside. Additional steps lead to a second raised patio area to enjoy the views and gives access to the rear of the garage which has been converted into office space with separate wash hand basin and WC.

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

Services
None of the services have been tested by the agents.

Tenure
Freehold

Tenure
Freehold

Council Tax Band
Council Tax Band E

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. July 2024.