Highfield Farm offers a rare opportunity to reside in a large and spacious four bedroom extended semi detached property located on a working farm situated in the heart of the Leicestershire countryside offering outstanding views.

The property has recently undergone a scheme of refurbishment to include new flooring and redecoration with a modern kitchen and bathroom and also benefits from calor gas central heating and uPVC double glazing.

The residence comprises of entrance hallway, sitting room, breakfast kitchen, dining room, three bedrooms, nursery/office, family bathroom and a conservatory. Outside there is a large garden that surrounds the property on three sides with a private gated driveway.

Please note that the property is located on a working farm so tenants must be sympathetic to a rural way of life and machinery will pass the building on a daily basis.

Summary - ENTRANCE HALL : Entered via a composite door to hallway with stairs to frist floor landing and radiator.

SITTING ROOM : (13.09 x 12.08 ft) with open fire, radiator, wood effect vinyl tile floor and under stairs store cupboard.

BREAKFAST KITCHEN : (17.00 x 9.06 ft) a spacious kitchen comprising of a range of eye and base level units, laminate worktops, stainless steel sink, wall mounted glow worm gas fired boiler, space for washing machine, space for electric oven, space for fridge freezer, tiled splashbacks, radiator and wood effect laminate vinyl tile floor.

REAR ENTRANCE LOBBY : with door to WC.

WC : with low flush wc, ceramic sink and radiator.

SECOND RECEPTION/DINING ROOM : (8.08 ft x 17.09 ft) with radiator and sliding double glazed doors to garden/driveway.

CONSERVATORY : (8.03 x 6.10 ft) a brick based conservatory with door to garden.

LANDING : with doors to bedrooms and airing cupboard.

BEDROOM ONE : (12.09 x 8.07 ft) a double bedroom with radiator and doors to closet.

BATHROOM : with panelled bath with electric shower, low flush WC, radiator, ceramic sink, mirrored cabinet, wood effect vinyl tile floor and tiled splashbacks.

BEDROOM TWO : (7.09 x 9.05 ft) a double bedroom with radiator and door to store cupboard.

BEDROOM THREE : (12.11 x 9.05 ft) a double bedroom with radiator and inbuilt wardrobe.

NURSERY/OFFICE : (7.03 x 6.08 ft) with radiator.

OUTSIDE : lawned gardens to the front, side and rear with patio area. Gated parking to a driveway with parking. Further gated access to gain access to the rear of the property.

Important Tenancy Information - The Property Is UNFURNISHED to include carpets and some blinds only.

Council Tax : Harborough District Council : Band B.

Internet : ADSL available.

Deposit : £1,355

Term : A 12 month assured shorthold tenancy is offered with a monthy periodic tenancy thereafter.

Services : Mains electricity, calor gas (via tank to rear), main water and private drainage via sceptic tank.

EPC : Band D.

Small to Medium dog permitted subject to £25 PCM on the monthly rent.

VIEWINGS : Strictly by appointment with Shouler & Son only.

Holding Deposit : Equivalent of one weeks rent inc VAT.

Flood/Erosion Risk: None to report.

Planning Permissions : No planning for surrounding properites. Please consult with planning portal melton.gov

Accessibility: first floor via stairs.

Construction: Brick under tile roof.

Relevant letting fees and tenant protection information

As well as paying the rent, you may also be required to make the following permitted payments.
Permitted payments
Before the tenancy starts (payable to Shouler & Son Surveyors the Agent )
Holding Deposit: 1 weeks rent
Deposit: A sum equivalent to 5 weeks rent

During the tenancy (payable to the Agent)
Payment of up to £50.00 if you want to change the tenancy agreement
Payment of interest for the late payment of rent at a rate of 3% above the Lloyds Bank Base Interest Rate
Payment of £50.00 for the reasonably incurred costs for the loss of keys/security devices
Payment of any unpaid rent or other reasonable costs associated with your early termination of the tenancy (two months rent if looking to vacate within the fixed term)

During the tenancy (payable to the provider) if permitted and applicable
Utilities gas, electricity, water
Communications telephone and broadband
Installation of cable/satellite
Subscription to cable/satellite supplier
Television licence
Council Tax
Other permitted payments
Any other permitted payments, not included above, under the relevant legislation including contractual damages.

Tenant protection
Member of The Property Ombudsman, which is a redress scheme. You can find out more details on the agent s website or by contacting the agent directly. Deposits are held in an insured scheme via the tenancy deposit scheme.

Disclaimer - TENANT FEES
Upfront Applicant and Referencing Fees - Nil.
Under the Tenant Fees Act 2019 before the tenancy starts the following are payable: -
Deposit: 5 weeks rent (for annual rents up to £50,000).
Initial monthly rent

During the tenancy the tenant(s) are responsible for the rent, all utilities, telephone and internet connections and their relevant subscriptions, television license and Council Tax.

Under the new legislation, permitted payments will also include, but are not limited to, damage as outlined in the Tenancy Agreement, reasonable costs incurred due to loss of keys and security devices, reasonable costs incurred by breach of tenancy by the tenant(s), reasonable costs incurred by the landlord due to early termination of the tenancy as determined by the Tenant Fees Act 2019.

Property Redress
REDRESS: Shouler & Son are a member of UK ALA (The UK Association of Letting Agents) which includes an independent redress scheme and client money protection. For more information about UK ALA please see the following link:
Client Money Protection
We have client money protection. The name of our scheme is: UKALA (UK Association of Letting Agents).

We produce property particulars in good faith and believe them to be correct. We generally rely on what we are told without obtaining proof. You should verify for yourself such information before entering into a contract to take this property. Neither Shouler & Son nor their clients guarantee accuracy of the particulars, and they are not intended to form any part of a contract. No person in the employment of Shouler & Son has authority to give any representation or warranty in respect of this property.