Warren Farm, Hoby, LE14

Location

Hoby is a beautiful, unspoilt village situated in the Wreake Valley between Leicester and Melton Mowbray. The village offers local amenities to include a fine Parish Church, a Methodist Chapel and a popular thatched pub and restaurant called the Blue Bell which is only a stone’s throw from the property. There is a well-regarded primary school in the neighbouring village of Thrussington (2.0 miles) and private schooling is available at nearby Ratcliffe College (4.3 miles) and the Loughborough Endowed Schools (11.8 miles). Local activities include riding and fishing and the extremely popular Ragdale Hall Health Hydro (1.7 miles) is found in nearby Ragdale village. A wider range of amenities can be found in nearby Syston, the Thurmaston Retail Park and the market towns of Melton Mowbray and Loughborough. The nearby A46 provides fast access and then motorway connections as follows:

Distances

Leicester 11.9 miles / Nottingham 19.2 / Loughborough 10.9 miles / Melton Mowbray 5.9 miles / Oakham 16.3 miles / M69/M1(J21) 16.6 miles / East Midlands Airport 19.8 miles

Ground Floor

The property is entered through a substantial, six panel door with highly decorative stain glass and matching side panels. The hallway complete with Minton tiled floor and grand staircase once served Warren Farm in its entirety (now two adjoining properties). Leading off the hall is a beautifully appointed cloakroom/shower room. The rest of the ground floor accommodation is accessed through a large sitting room with high, beamed ceiling, original tlled floor and log burner. From the sitting room double doors open into a garden room with French doors to rear. A large rear hallway with two roof lights and external door to side provides an alternative entrance into Warren Farm. Leading off the hallway is a formal dining room, large utility and newly refitted kitchen with wooden floor throughout and impressive, high vaulted ceiling with exposed roof timbers...

Ground Floor Cont'd

The kitchen itself which is newly fitted comprises of grey coloured cabinets with integrated appliances and light-coloured Carrara marble work tops. New 3m bifold doors flood the kitchen with natural light and provide seamless access into a private rear garden. The kitchen cabinets wrap around a central island which is available by separate negotiation. Tucked away in one corner is a purpose-built pantry cupboard and there is ample space within the kitchen for family and friends to gather.



Agents Note : The kitchen and garden room could be combined thus creating an even larger open living space.

First Floor

The first-floor landing with stain glass window provides access to four bedrooms and a refitted family bathroom featuring a free-standing bath and feature fireplace. Two of the bedrooms have their own luxurious ensuite shower rooms.

Outside

Warren Farm stands slightly elevated to Main Street behind a low maintenance, southeast facing frontage. Enclosed with ornate metal railings the front garden features flag stone style paving and a central path leads to a covered, six panel front door. A driveway to the side of Warren Farm leads to a large courtyard which is shared with three neighbouring properties. The courtyard provides plentiful parking for all three properties and includes a double garage with two single up and over doors (one electric) power and lighting. The rear garden is partly walled and mainly laid to lawn. A full width terrace provides ample space to entertain alfresco and a pedestrian gate opens directly into the shared rear courtyard.

Double Garage

Two single up and over doors (one electric) power and light points.

Services

Mains water, drainage and electricity are connected (mains gas is not available). The property has oil central heating fired by a Grant boiler (installed 2017) and new oil tank. The kitchen, rear hall and dining room have underfloor heating (wet system). The property has predominantly double glazed with wooden frames combined with several retained stain glass windows. The roof was replaced in 2021.

Tenure

Freehold.

Local Authority

Melton Borough Council.

Directions

On entering the village from Thrussington or Brooksby proceed through the centre of the village along Main Street, passing All Saints Church on the left hand side. Continue along Main Street passing the thatched Blue Bell pub and restaurant on the right-hand side. Warren Farm is situated approximately 100 metres beyond on the left-hand side.