Property description

The Old Farm is situated in the delightful village of Ashby Parva in southwest Leicestershire and combines an attractive former farmhouse, dating back to the 1700's, with a substantial L shaped outbuilding of approx. 1700 sq ft. Currently, they provide a fully equipped office, complete with independent meeting room, kitchen facilities and W.C; three additional office / work rooms, independent W.C, large 20ft x 15ft workshop and garage. (Please see full description for additional information).

SITUATION
The Old Farm is situated in the delightful village of Ashby Parva in southwest Leicestershire, approximately twelve miles from the city of Leicester, ten miles from Rugby, and three miles from Lutterworth. The village benefits from a public house, parish church and village hall. The neighbouring village of Ullesthorpe benefits from additional amenities including a post office, village shop, garden centre, two pubs, including a well-regarded Thai restaurant, and a golf course. Lutterworth offers a more extensive range of facilities including cafes, bars, banks, hotels and independent shops, as well as supermarkets including a Waitrose. Schooling in the area is excellent with the village itself providing a pre-school playgroup, with two well-regarded primary schools nearby in Ullesthorpe (1.5miles) and Dunton Bassett (2 miles). Secondary schooling is available nearby in Lutterworth (3.5 miles), whilst private schooling is available nearby at Rugby School, Leicester Grammar School (Great Glen) and Dixie Grammar School (Market Bosworth). Transportation links from Ashby Parva are superb, with the village being in close proximity of the A5 as well as Fosse Way. The village is equidistant from junction 1 of the M69, junction 1 of the M6 and junction 20 of the M1. Both London as well as Birmingham are therefore easily accessible via road, with East Midlands Airport located approximately 33 miles distant. Additionally, Rugby train station offers services to London Euston from 48 minutes.

DESCRIPTION
The Old Farm is a wonderfully attractive, brick built with slate roof, former farmhouse, dating back to the 1700's, being well positioned on Main Street. The property is accessed via a five bar gate with the generous driveway area leading to both the main house, garage and extensive outbuildings. The main house is entered via a magnificent front door which gives way to the generous entrance hall with boot room / WC off. The hand built kitchen boasts a two oven AGA and gives way to a brick built conservatory looking out over the South Westerly facing rear gardens. The sitting room is a characterful space, with dual aspect windows and doors opening directly onto the rear terrace. With the original timber beamed ceiling and brick floor, currently set up with a formal dining area and relaxed seating area, centred on an open fireplace. This room gives way to the living room which again boasts dual aspects from front to back of the house with a second open fireplace. To the first floor the property boasts two bedroom 'suites', both with dual aspect windows and well-appointed ensuite bath or shower rooms. Two additional bedrooms and an independent bathroom complete the first floor however a further stairway leads to a second floor room with restricted head height but formerly used as a child's bedroom or guest room, with an ensuite shower room.

OUTBUILDINGS
The Old Farm's outbuildings boast approx. 1700 sq ft of flexible space. Currently, they provide a fully equipped office, complete with independent meeting room, kitchen facilities and WC but have been designed to accommodate full bathroom facilities should they be required. A small south-west facing rear terrace can be accessed directly from the office area. There are two further, independently accessed rooms, with WC, with a spiral staircase to an office above. The workshop has double doors and measures 20'4 by 15'2 whilst completing the outbuilding set up is a traditional garage with double doors facing the road and a personal door into the driveway and courtyard.

OUTSIDE
The five bar gate from the road gives way to a lawned front garden with mature shrubbery and trees providing privacy for the main house. The generous courtyard area provides parking for multiple vehicles, and gives direct access to both the main house and outbuildings. To the rear of the main house is a lovely south-west facing terrace, ideal for entertaining with steps up to a lawned area with a path leading to the courtyard and office. Beyond that area is a large and secluded rear garden, mainly laid to lawn with mature trees and shrubbery borders.

GENERAL REMARKS
Services: All mains services connected Local Authority: Harborough District CouncilCouncil Tax Band: GTenure: Freehold

AGENTS NOTE
The current owners are in receipt of correspondence from Harborough District Council dated 24th July 2015 in regards to a pre-application enquiry for a single storey rear extension at the property to form a large dining / living kitchen. They conclude that 'a single storey rear extension at The Old Farm would be acceptable in principal in terms of its minimal effect on the character of the street scene and neighboring amenity.' Please see selling agent for more details and a copy of the full correspondence.