Bay Tree Farm, Wartnaby Road, Ab Kettleby

Property Summary Description
An exciting opportunity to acquire this charming five bedroom period property offering versatile accommodation and benefitting from many character features and several out buildings and a paddock on approximately one acre plot with delightful views within this highly desirable and sought after village and is offered with no upward chain.

Entrance Hall
Entrance via a part glazed front door with a window to above, minton tiled floor and doors to:

Dining Room 16'2" x 13'6" into recess narrowing to 9'9"
A lovely room with a window to front, exposed ceiling beams, quarry tiled floor, exposed brick work to walls, integrated wine cooler, an open fireplace with a multi-fuel log burner and a brick built surround, door to the staircase which leads up to bedroom five and the dining room has a door to the kitchen and breakfast room.

Lounge 16'5" 20'0" into bay window x 14'0" plus recess
A charming room with a seated bay window to front with storage below, exposed ceiling beams, exposed wooden flooring and stone wall, a brick built open fireplace with a multi-fuel log burner, two sets of fitted cabinets with cupboards and concealed lighting, there is a door to the kitchen breakfast room and a door to:

Sitting Room 16'3" 19'6" into bay x 12'4" plus recess
A dual aspect room with a window to side, a walk-in bay window to front, fitted cupboards with shelving and a stone built feature fireplace (not in use).

Fitted Kitchen 26'0" x 7'6"
Forming part of this open plan room, the kitchen area has three windows and a part glazed stable door to rear, a part vaulted and beamed ceiling, built-in pantry cupboard, under stairs cupboard, door to the cellar and exposed ceiling beams. There is a range of eye and base level units with concealed lighting, Quartz work surfaces and tiled splash backs, Belling range cooker with an extractor fan hood, double Belfast sink drainer unit, integrated dish washer, space for an American style fridge freezer, tiled stone floor with underfloor heating and an archway to:

Breakfast Room Area 14'6" narrowing to 12'8" x 8'7" narrowing to 8'3"
Part glazed door to the rear garden, exposed ceiling beams with down lights and exposed stone and brick walls, tiled stone floor with underfloor heating and fitted base level units with a breakfast bar and Quartz work surfaces and steps to:

Inner Hall 8'3" x 7'0"
A useful room with a staircase leading up to a potential landing and potential bedroom six, there is an under stairs drawers, exposed ceiling beams with down lights and exposed stone wall, pattern tiled floor with underfloor heating, door to the laundry room and a door to:

Utility Room/WC 6'8" x 4'8"
Window to side, exposed ceiling beams with down lights, low flush WC, vanity unit wash hand basin and a Quartz work surfaces with plumbing for a washing machine, space for a tumble dryer, floor mounted Worcester boiler controlled with Hive Smart and a pattern tiled floor with underfloor heating.

Laundry Room 13'9" x 8'9"
Window to side, quarry tiled floor, exposed stone and brick walls Belfast sink and power and light connected, door to:

Stable/Store One 13'7" x 8'9"
In need of renovation with a window to and a stable door to side, an original stove and power, light connected and plumbed for water and drainage.

Cellar One 10'0" x 8'0"
A shared window to side, power and light connected and access to:

Cellar Two 9'3" x 5'7"
A shared window with power and light connected.

Split Level Landing
Exposed stone wall, door to staircase which leads up to bedroom four, loft hatch to loft space with fold down ladders and there are doors to:

Bath/Shower Room 8'6" x 7'9"
Frosted window to rear, exposed ceiling beam and a four piece suite to comprise: Low flush WC, vanity unit wash hand basin, corner bath and a double shower cubicle with a rain shower, fully tiled walls, tiled floor, heated towel rail and an extractor fan.

Shower Room 8'0" x 5'2" 7'8" into shower cubicle
Frosted window to rear, exposed ceiling beam and three piece suite to comprise: Low flush WC, vanity unit wash hand basin with a counter top, double shower cubicle with fully tiled walls, tiled floor, heated towel rail and an extractor fan.

Bedroom One 16'4" 17'9" into bay x 12'6"
A generous sized and duel aspect room with a walk-in bay window to front and exposed stone wall, an open fire recess (not in use).

Bedroom Two 17'0" 18'3" into bay x 13'9" narrowing to 10'5"
Seated bay window to front, exposed ceiling beams and brickwork, built-in wardrobe and a fitted cupboard and a door to the staircase leading up to:

Bedroom Three 12'6" 13' into bay x 10'3"
Walk-in bay window to front:

Bedroom Four 17'3" 18'9" into window recess x 16'9"
A generous sized room with restricted headroom and exposed ceiling beams and stone walls and two Velux ceiling windows to rear.

Bedroom Five 14'0" narrowing to 12'8" x 9'4"
Window to side.

Potential Landing 14'7" x 7'6"
In need of renovation with a window to side, ceiling window and a door to:

Potential Sixth Bedroom 14'7" x 9'2"
In need of renovation with a window to side.

To The Rear
A shared and gated access with 14B Wartnaby Road and which leads onto an independent and block paved drive for several vehicles with access to an Electric Car Charger and provides access to numerous outbuildings and stables which require general modernization/improvements and the paddock to rear which includes a tractor shed and from the drive there is access to:

Rear Garden
A well tended garden which is mainly laid to lawn with well established flowers, shrubs and hedging, there is a patio area with courtesy lighting controlled by Hive Smart, an outside tap, power points, side gate and is well enclosed.

Property Services/Extra Information
The property benefits from mains electric, gas with Octopus, water and drainage with Severn Trent.
Broadband - Standard and Superfast & Ultrafast -see Ofcom checker for more details. Broadband currently connected with EE.
Mobile-see Ofcom checker for more details.
P/N: The property is in a designated conservation area and the vendors have made us aware a planning application has been submitted by the neighbouring property. For more information please contact our office.

Situation
This property occupies a generous and enviable position within this highly regarded and picturesque village which is located approximately 3 miles north of Melton Mowbray. Ab Kettleby has a 13th Century Church, an excellent primary school, public house/restaurant and countryside walks and is well placed for access to Nottingham, Loughborough, Leicester, Grantham, Newark and Rutland Water as well as major road links to include: A46, M1, A1 & A52 and excellent train services.

Directions
Proceed out of town along the Nottingham Road (A606) for approximately 3.5 miles, on entering Ab Kettleby turn left into Wartnaby Road and proceed for 200 yards and the property is on the right.

Viewings
Strictly by appointment through Mike Ford Estate Agents & Valuers Ltd.
Telephone: .

Third Party Referral Arrangements
Mike Ford Estate Agents & Valuers Ltd have established professional relationships with third-party suppliers for the provision of services to clients. As remuneration for this professional relationship, the agent receives referral commission from third- party companies. Details are available upon request at:

Disclaimer
Although Mike Ford Estate Agents & Valuers Ltd believe these details to be fair and accurate description of the property their accuracy cannot be guaranteed and they do not form part of any contract. Prospective buyers should satisfy themselves as to the property's suitability and make their own enquires before making any financial commitment. Only the fixtures and fittings described in these details are included in the selling price. Mike Ford Estate Agents & Valuers Ltd has not checked they are fit for purpose and we have not tested any of the services (gas, electricity, water, drains and so on) mentioned.