Launde, Leicester, Leicestershire

BROOK FARM

Entrance Hall

With access via a solid oak door into a welcoming entrance hallway with wide staircase rising to the first floor landing with staircase beneath leading to the cellar. Flagstone flooring, radiator encased within a decorative cover, spotlights to the ceiling and doors to:

Drawing Room

An attractive formal reception room with window overlooking the garden, decorative central open fireplace with fossilised marble mantelpiece, spotlights, exposed ceiling beams and a continuation of the flagstone flooring.

Sitting Room

Also having the benefit of views across the garden. There is flagstone flooring, original built-in cabinetry and a central fireplace with decorative stone mantel and a Morso cast iron multi-fuel burner, exposed ceiling beam and spotlights.

Breakfast Kitchen

A fabulous heart of the home, this sizeable breakfast kitchen has space for informal seating and dining with several windows overlooking the front garden and door providing access to the outside. There is a bespoke hand crafted kitchen with predominantly fitted base units with granite worktops, twin ceramic Belfast sink with mixer tap and pull-out hose. Feature large central island with solid wood worktop and breakfast bar. Within the kitchen there is an Aga module with three ovens and hotplates set within a canopy. Further integrated within the kitchen is a Bosch dishwasher, larder fridge and integrated bins, quarry tiled flooring throughout and a cosy seated window overlooking the garden, exposed beams to ceiling with spotlights.

Utility/Boot Room

A substantial utility with a ceramic Belfast sink, plumbing and space for various appliances and original quarry tiled floor, window to the front and original built-in pantry cupboard.

Dining Room

A fabulous room within the property, this large room has a high vaulted ceiling and wide glazed windows and French doors connecting to the garden and external patio terrace. Central cast iron multi-fuel burning stove situated on a slate hearth, tiled flooring throughout and panel and latch door providing access to a secondary staircase to the first floor, further door through to:

Inner Hall

With a continuation of the tiled floor, bespoke hand crafted cabinetry that houses a Worcester Bosch oil fired central heating boiler, window to the side and exposed beams to the ceiling, panelled latch door and steps rising to the home office.

Home Office

Accessed externally via a wide glazed door, this fabulous room offers huge versatility, ideal as a home office with original flagstone flooring, exposed ceiling beams and spotlights, rear door leading to the garden.

Built-in Cloakroom

With coat hanging and providing storage.

Cloaks/WC

Fitted with a two piece Heritage suite comprising wash hand basin and toilet, tile effect flooring, spotlights to ceiling, chrome towel heater and radiator.

Cellar

Providing good storage and connected with a light.

First Floor Landing

The landing is approached via two staircases, with the main staircase rising from the entrance hall onto a sizeable galleried landing with fitted book shelving, access to the loft, window overlooking the gardens and spotlights. Doors to:

Bedroom One

An attractive main bedroom with vaulted ceiling, roof light and window to the front and rear. A focal point within the room is the glazed cast iron multi-fuel burning stove, exposed ceiling beams and door through to:

En-suite WC

Fitted with a Heritage suite consisting of wash hand basin and toilet, fitted shelving for shoe storage.

Bedroom Two

An attractive room with elevated views over the garden and fields beyond. There is a central original cast iron fireplace.

Bedroom Three

Also having an original cast iron painted fireplace, there is integrated wardrobes, spotlights and pleasant views over the garden and fields beyond.

Bedroom Four

A fourth double room with window overlooking the front garden and orchard beyond. There are spotlights and a built-in cupboard.

Bedroom Five

A sizeable fifth room with a window overlooking the front and access through to loft.

Principal Bathroom

A luxuriously refitted and appointed bathroom consisting of a five piece suite with panelled bath, twin basins set within a vanity unit with marble top and splashback and LED lit mirror. A large shower cubicle with twin showerhead and toilet, marble tiling to the walls and windows to each elevation with wooden shutters, chrome towel heater and spotlights to the ceiling. The bathroom is accessed from each landing. Panelled latch door leads through to:

Rear Landing

Also accessed from the second staircase, on the mid stairway, a door leads through to the laundry cupboard with window to the side, wood flooring and shelving and steps rise to the main bedroom.

Games Room

A fabulous space for family living and entertaining offering huge versatility, this large room with architectural glazed gable which overlooks the garden has a exposed vaulted ceiling with ceiling beams, oak flooring throughout and original three glazed windows with shutters.

Outbuildings

Large Barn

There is a double height vaulted barn with flagstone flooring, access to both the front and rear elevations, staircase rising to a first floor mezzanine providing generous storage and having two windows overlooking the gardens, connected with power and lighting and 3-phase supply.

Carport

An open fronted carport with stable door connecting to the rear garden. There is a concealed oil tank and first floor mezzanine storage.

Stables

Accessed from the rear are two independent stables, each having their own stable door and window and connected with lighting.

Garage

The property has an oversized garage accessed via double doors from the side elevation with exposed brick flooring, high vaulted ceiling with power and light and blocked off doorway that connects to the games room.

Atcost Building

There is a substantial Atcost building consisting of four bays and measuring 60' x 60'.

Orchard

An established orchard full of a variety of fruit trees totalling 2 acres located across the lane from the property.

CHATER BARN

Split-Level Entrance Hall

With access via a wide glazed oak door into a fabulous entrance hall with vaulted ceilings, fully tiled floor with underfloor heating, staircase rising to the first floor and roof light flood natural light into the space. Built-in cloakroom and doors off to:

Cloaks/WC

Fitted with a two piece white suite consisting of wash hand basin and toilet with window and wood shutter. There is a continuation of the tiled floor with underfloor heating and spotlights to the ceiling.

Dining Kitchen

An impressive large open-plan dining kitchen with direct views across the garden. There is a range of oak fitted units with worktops, undermount sink with drainer unit. Integrated within the kitchen is an eye level double oven, grill and warming drawer, a dishwasher and space for an American style fridge/freezer. There is a gas hob with splashback to the wall and tiled flooring throughout with underfloor heating. Large space for dining table and chairs. From here French doors lead out onto a patio terrace with further window to the side, high partially vaulted ceiling, door through the larder.

Larder

A highly useful larder with bespoke fitted larder units providing generous storage with additional shelving and tiled flooring.

Utility Room

Fitted with a range of oak units with Belfast ceramic sink, plumbing for a washing machine, integrated storage, stable door leading to the outside with tiled flooring.

Lounge

A commanding lounge of vast proportions benefitting from a multi-fuel burning stove situated in a stone and brick fireplace. The lounge benefits from a dual aspect with window to the side and French doors connected to the garden. There are spotlights to the ceiling and underfloor heating.

Bedroom Two

An en-suite bedroom with high partially vaulted ceilings, French doors connect to the garden and door through to:

En-suite Wet Room

With large walk-in shower with twin shower head, wash hand basin and toilet, tiling to the walls and floor with underfloor heating and spotlights to the ceiling.

Bedroom Three

A sizeable double bedroom with fireplace and window overlooking the garden, spotlights to ceiling and radiator.

First Floor Landing

A wide staircase leads to a large landing with roof light and door through to the principal bedroom.

Bedroom One

A substantial principal bedroom with vaulted ceiling and roof lights allowing natural light into the room. Double doors leads to an external balcony with wrought iron railings and far reaching views across the garden and paddock land beyond. This large bedroom has substantial integrated wardrobes, high ceiling with spotlights and its own luxury en-suite.

Luxury En-suite Bathroom

This large bathroom has a walk-in double shower, a roll top claw foot bath, wash hand basin and toilet with integrated storage, roof light and spotlights to the ceiling.

Outside to the Front

The property is approached via a five bar timber gate onto a sweeping gravel driveway which leads to the front of the property where there is a vast driveway and parking for numerous vehicles beneath the Atcost building and within the garage. There is a formal lawned front garden with established hedgerows and post and rail fencing to the boundaries. Pathway to the property and wide access to the paddock.

Outside to the Rear

The rear garden is spectacular and a real feature, having been professionally landscaped with a central patio terrace with gravel beds and various seating areas including a sunken patio with lighting. Steps from the terrace lead down to a large lawn, at the end of which the River Chater runs through with a footbridge that crosses over and leads to a copse with a variety of species of trees. There is also a substantial feature pond set within the lawned gardens with further seating areas situated around Chater Barn and lawned formal gardens that serve the barn as well as the main home.

Paddock

The property is set within approximately 12 acres consisting of formal gardens, orchard and paddocks with approaching 9 acres of paddock land, with the paddocks being sub-divided and connected with water, there is a further pond situated to the south west of Chater Barn and the paddock also benefits from a second vehicular access off the land.

Services & Miscellaneous

It is our understanding that the properties are connected with mains electricity and water. Both the barn and the main home have their own foul drainage systems, both properties are heated by oil fired central heating boiler which are independently operated and with independent oil tanks situated outside of the property. Planning permission was granted for an extension and conversion of the connecting barns to the main home. The application was passed by Harborough District Council and the reference is 98/00754/FUL. Full planning was granted in August 1998. Part of the building works have been completed and therefore, the planning permission is enacted. Plans can be made available upon request. The plans passed include a two storey extension to create a principal bedroom with en-suite, an enlarged living dining kitchen and garden room, a new entrance hallway as well as the conversion of the existing barns into further living accommodation. Planning permission (truncated)