Property description

Built of local stone in 1661, Limes Farm is one of the oldest and most significant properties within the village of Harringworth. It is an imposing country residence and with its extensive range of converted outbuildings offers flexible options for both accommodation and business opportunities. The charming Grade II listed house retains much of its heritage and original character with period features such as inglenook fireplaces, stone mullioned windows, latch-handled solid wood doors and ancient timberwork. Modern additions include the stunning oak framed Orangery which provides an open plan living area/kitchen/dining, double glazed windows throughout and refitted bathrooms, whilst the conversion of the old stables into a self-contained annexe, and a barn into offices have developed the size and potential of the property. Outside, Limes Farm sits in approximately five acres of grounds with a pretty courtyard garden at its heart, plus various sheltered areas of lawn, a small orchard stocked with a variety of apple trees and a plum tree, vegetable garden with raised beds and Gabriel Ash Greenhouse and a lightly wooded meadow with tailored pathways for peaceful strolls, bristling with nature. The property excellently combines period interest with the flexible accommodation suited to family and working life.

Ground Floor
The graveled drive leads to sheltered parking at the side of the house. Flanked by well-stocked flowerbeds, a flagged path leads to the front door and a side entrance.

Entrance Halls
The side entrance has double doors opening into a spacious and airy conservatory with tiled floor and doors to the TV Room and Study. Entering by the original front door leads to a small hallway off which lie the Sitting room and Dining room.

Sitting Room - 18' 8'' x 16' 6'' (5.69m x 5.03m)
Flooded with light from windows on two sides of the room, the central feature of this cosy room is the magnificent inglenook fireplace topped by its original timber and with an open working grate. A window seat is the perfect place from which to enjoy the views out over the open fields of the Welland Valley.

Dining Room - 16' 5'' x 14' 8'' (5.00m x 4.47m)
A stunning room ideal for country house entertaining with its inglenook fireplace for open fires. The stone-mullioned window with window seat looks out over open fields and there is a fitted alcove cupboard for display and storage.

TV Room - 14' 6'' x 13' 10'' (4.42m x 4.21m)
This room is a welcoming and practical space in the heart of the house. A stone mullion window overlooks the open plan living area, a wood burning stove and tiled floors add character to the room. A door leads from here to the central hall and main reception rooms.

Study - 14' 4'' x 12' 10'' (4.37m x 3.91m)
Dual aspect windows, feature wood burning stove, door to rear garden, solid oak floor.

Music Room - 16' 8'' x 14' 7'' (5.08m x 4.44m)
A cosy versatile room, with a cast-iron feature fireplace and stone mullion window to the front. The walls feature some of the original timber studwork.

Cloakroom One
With WC, vanity basin, heated towel rail, oak floor and exposed stone wall.

Orangery - Kitchen/Dining/Living Area
At the centre of the house is a splendid open-plan living space comprising different zones for cooking, eating and seating. The present owners have recently added an Oak Framed Orangery which is filled with natural light from the Glass Lantern roof light and double-height windows and bi-folding Oak doors in the seating zone, from here and the Kitchen open the space out to the Terrace, seamlessly blending the interior and outdoor spaces. The Kitchen features a range of bespoke cabinets with TechniStone cream quartz work-surfaces and a central island which provides preparation and eating areas with further cupboards below. Double stainless-steel inset sink with mixer tap; there is a Range Master Toledo stainless steel oven, whilst other integrated appliances include a dishwasher, fridge and freezer. The dining area sits to the side of the Kitchen.

Kitchen/Dining Area - 40' 1'' x 17' 1'' (12.21m x 5.20m)

Living Area - 39' 0'' x 11' 9'' (11.88m x 3.58m)

Utility Room - 17' 10'' x 9' 0'' (5.43m x 2.74m)
Space and plumbing for two washing machines and a tumble dryer, range of cupboards with work surface over, integrated electric oven, space for fridge freezer, window to side elevation and tiled floor.

Cloakroom Two
With vanity basin, tiled floor and WC.

First Floor
A carpeted staircase leads from the central hall to the first floor landing off which lie the principal bedrooms.

Master Bedroom - 16' 9'' x 13' 3'' (5.10m x 4.04m)
A latched door leads to an inner hallway off which is the master bedroom; a charming room, flooded with light from windows on two sides with open views of the surrounding countryside to the front. There are fitted wardrobes and carpet.

En Suite Bathroom
Refitted with tongue and groove paneling, a white suite comprising a roll-top bath with mixer tap and hand-held shower attachment, basin and WC, and original stripped wood floors.

Bedroom Two - 15' 1'' x 13' 0'' (4.59m x 3.96m)
With a window seat providing the perfect spot from which to enjoy the Welland Valley views from the stone-mullioned window. There are also fitted wardrobes.

Bedroom Three - 14' 8'' x 14' 4'' (4.47m x 4.37m)
At the back of the house with beamed ceiling, windows on two sides and fitted wardrobes.

Family Bathroom
With views to the front and fitted with tongue and groove panels, a white suite comprising roll-top bath with mixer tap and handheld shower attachment, shower cubicle, basin, and WC plus original wooden floor.

Second Floor
The original stairs lead up to the ATTIC FLOOR.

Bedroom Four - 17' 5'' x 15' 0'' (5.30m x 4.57m)
An attic room ideal for older children; the sloped ceiling shows the original ancient timber framework of the rafters.

Attic
A further attic room is boarded for storage use. This also has magnificent ancient timber work and could be converted into a bedroom, subject to planning.

Grounds & Garden
The property sits in approximately five acres incorporating the house and outbuildings. A pretty south facing courtyard garden is bordered by the house, annexe and large barn and the rest of the grounds sweep out behind. The courtyard garden is mainly laid to lawn with a large south facing patio area which makes the perfect sun trap with well stocked mature borders and trees which makes a sheltered place to sit outside. Beyond several different areas of gardens and sheltered lawns have been created, one enclosed by a high beech hedge. The orchard area has a variety of established apple and plum trees and behind the lightly wooded meadow provides a peaceful area to stroll and an ideal area for kids to explore.

Annexe
The original stable block has been converted into a single storey one-bedroom annexe, which adjoins the main house. The accommodation comprises of a Kitchenette, Dining Room and Sitting Room with open fire place and double doors to the rear garden, Double Bedroom and Shower Room, making it ideal as a granny flat or additional guest accommodation.

Kitchenette - 11' 8'' x 8' 10'' (3.55m x 2.69m)

Dining Room - 11' 7'' x 9' 0'' (3.53m x 2.74m)

Sitting Room - 16' 4'' x 11' 1'' (4.97m x 3.38m)

Bedroom - 14' 0'' x 11' 3'' (4.26m x 3.43m)

Shower Room

Self-Contained Office
A charming period, two storey barn has been recently converted by the present owners to house a self-contained office. The main office area benefits from a wood burning stove and dual aspect windows which flood the room with light. A staircase leads to a mezzanine floor which provides a further meeting/sitting area. The building also benefits from a fully fitted kitchenette and cloakroom. An adjoining shed is accessed from the outside and used for garden machinery and tools.

Office - 15' 5'' x 12' 6'' (4.70m x 3.81m)

Kitchenette - 8' 2'' x 7' 6'' (2.49m x 2.28m)

Cloakroom

Mezzanine - 16' 0'' x 12' 6'' (4.87m x 3.81m)

Large Barn/Garage
At the back of the courtyard lies a large stunning, original detached barn with huge potential for conversion, subject to the correct planning permission. With vehicle access via the side drive one part of the barn it is currently used as garage space.

Large Barn - 52' 2'' x 21' 6'' (15.89m x 6.55m)
Details of Pre-applicantion to convert Large barn to a seperate residential dwelling.15-418 Limes Barn - Proposed Barn Conversion.Limes Farm, Wakerley Road, Harringworth, Northamptonshire, NN17 3AH.The owner of Limes Farm, engaged a local firm of architects to establish, through liaison with the Local Planning Authority, the principle for converting and extending the existing listed barn to form a separate dwelling (Listed as a curtilage building to the Grade II listed farmhouse).A formal request for Pre Application Advice was prepared and submitted to the LPA - reference 15/01294/QRY The design concept that was submitted for consideration is illustrated (above / below etc) - but should be viewed as one possible option.Responses from the LPA confirm that Full Planning (and associated) applications made, to convert the building to residential use could be supported by the LPA, subject to an appropriate application. These views are also shared by the Council's Conservation Officer.

Garage - 21' 11'' x 13' 8'' (6.68m x 4.16m)

Services
Mains water, electricity and gas. Mains drainage. Gas fired central heating.Under Floor Heating in Kitchen/Dining/Living AreaLocal Authority: East Northamptonshire District CouncilCouncil Tax Band: GTenure: Freehold

Property Features :

• Historic village farmhouse with country views set in approximately five acres with extensive outbui
• Sitting Room, Dining Room
• TV Room, Music Room & Study
• Orangery with Kitchen, Dining & Living Areas
• Master Bedroom With En Suite Bathroom