Manor Barn, Kimcote

Market Harborough 10 miles (HST London St Pancras International)
Leicester 8 miles, Uppingham 16 miles, Oakham 17 miles, Kettering 20 miles
(All mileages approximate)

The Situation

Manor Barn is tucked away in a secluded position on the edge of the village. Kimcote is surrounded by some of south Leicestershire’s most attractive open countryside with many scenic walks. The village is part of the parish of Kimcote and Walton and there is a strong sense of community connecting both villages, with the Dog & Gun public house and village hall.The nearby village of Gilmorton has a primary school, village store/post office, ‘Mortons’ bistro, public houses and recreational facilities, with more comprehensive shopping and supermarket amenities in the nearby centre of Lutterworth. The major conurbation and city of Leicester lies to the north. The attractive town of Market Harborough is set to the east and contains a good range of everyday shopping facilities, together with a commercial centre, leisure centre and golf club. Rugby is some 10 miles distant.

Communications in the area are excellent with a mainline train station available from Market Harborough and Leicester reaching London St Pancras in just over one hour and from Rugby to London Euston. The M1 motorway is accessible at Junction 20 and at Junction 19 the A14, M6 and M1 connect. International air travel is available at East Midlands Airport, Birmingham, Stansted and Luton.

A number of schools are available in the locality with primary schooling within the neighbouring village of Gilmorton. There is Preparatory education at Spratton, Maidwell and Bilton Grange. Secondary schooling is available at Lutterworth, Rugby, Oundle, Oakham, Uppingham, Northampton and Leicester.

The Property

Manor Barn is approached over a shared driveway and through a pair of electric timber gates, over a substantial gravel driveway, with ample parking leading to the oak carport. It is a superb barn conversion of an excellent standard, nestled away within the centre of the village, with views of the gardens from all reception rooms. The property offers very well-proportioned and versatile accommodation, arranged over two floors, presented to an an excellent standard throughout, sitting on a spacious plot. Of note is the impressive reception hall with its vaulted ceiling and large windows overlooking the gardens and the exceptionally spacious downstairs living accommodation, ideal for entertaining and family gatherings.

On entering Manor Barn, via the reception hall, you experience a great feeling of light and spaciousness, which flows through the whole of the house. Each of the reception rooms are defined by exposed timbes, brick archways and characterful features. The reception hall has a stylish oak staircase with glass balustrade inset to the first floor and has a cosy sitting area with exposed beams and timbers and free flows to a vaulted area which is flooded with natural light and has access to the conservatory which benefits from the evening sun and accesses a small, delightful terrace. There is a useful study room which leads to a rear lobby conveniently accessing the car port directly. The reception hall flows through to the elegant formal dining area which has a doorway accessing the second set of stairs and pantry cupboard.

From here steps lead down to the beautifully appointed kitchen/breakfast room which has been designed and refitted by Harborough Kitchens, with full ceiling height, ‘A’ frame beams and French doors to the garden terrace. The kitchen is well fitted with an extensive range of eye and base level units, work surfaces, induction range with extractor over, fridge, Fisher & Paykel fitted dishwasher drawers, 1.5 stainless steel sink set into reconstituted stone worksurfaces. Off the kitchen is a spacious utility room, with fitted floor/wall cupboards, space and plumbing for a washing machine and access to a cloakroom.
A double bedroom is set to the ground floor with vaulted ceiling, fitted wardobes, french doors leading to the garden and access to an ensuite. The room is currently used as an additional sitting room.

To the first floor, are three double bedrooms, the principal bedroom, with its independent staircase, enjoys beautiful, vaulted ceilings and a well-appointed ensuite bathroom. The two further bedrooms are well proportioned and have access to a shower room.

Outside

Manor Barn is approached over a shared gravel driveway which leads to a set of electric timber gates. A private driveway sweeps around towards the oak car port which houses two cars equipped with power and lighting and access to a useful store ideal for garden equipment/ use as a boot room. The delightful, and very private gardens have been immaculately maintained and offer a wonderful view from all reception areas within the barn. The southerly facing garden is fully enclosed by brick walling and is principally laid to lawn with mature hedging and well stocked borders.

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

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

Local Authority
Harborough District Council

Council Tax
Band G

EPC Rating
Energy Rating D

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.