Property description

Holme Lodge is a handsome village house, dating back to the 19th century and is constructed of stone under a clay tiled roof. Immaculately presented by the current owners, the house is centrally located yet set within its own private grounds including formal gardens on three sides and benefiting from an enclosed paddock to the rear, with three stables, all with power and light.

SITUATION
Goadby is a delightful village surrounded by unspoilt Leicestershire countryside with various woods and spinneys, situated approximately nine miles north of Market Harborough, nine miles west of Uppingham, and fourteen miles east of Leicester. Local shops and amenities are available in the nearby village of Billesdon whilst both Market Harborough and Uppingham have more extensive shopping and leisure facilities including a range of boutique shops as well as bars and restaurants.The property particularly benefits from its proximity to Rutland Water where there is a wide range of outdoor pursuits on offer such as trout fishing, cycling, walking and climbing whilst there are a number of excellent local restaurants in the surrounding villages including the renowned Hambleton Hall Hotel.The property is afforded with quick access to the A47 and the A6003 (leading to Oakham to the north, and Kettering to the south). Leicester station has high speed rail travel to London St Pancras and routes to the Midlands, whilst Market Harborough station has a direct service to London St Pancras from 55 minutes. The area is home to many respected private schools including Leicester Grammar School (Great Glen), Uppingham, Oakham, Oundle and Stamford schools as well as there being a number of well-rated state school options at both primary and secondary level.

DESCRIPTION
Holme Lodge is a handsome country house, dating back to the 19th century and is constructed of stone under a clay tiled roof. The house sits wonderfully in its grounds with formal gardens enclosing it on three sides and is accessed through a wrought iron pedestrian gate to the front. The well balanced accommodation flows from the generous reception hall and both principal reception rooms are characterful, well-proportioned rooms.The drawing room has dual aspect windows overlooking the gardens to the front and side of the property, an open fire, period coving and picture rail. The dining room is adjacent to the drawing room and boasts its original parquet floor, an open fireplace, period coving and picture rail. The kitchen and breakfast room has a pantry, central island unit, granite work surfaces, range style cooker, two additional ovens and original servant's bells. Accessed from the breakfast area is the sitting room which overlooks the rear gardens and has a new log burning fire. The ground floor accommodation is completed by having a w.c, utility area and boot room. The staircase rises from the reception hall to a light filled, galleried landing giving way to the master bedroom with a decorative fireplace, en suite bathroom and dressing room with fitted wardrobes. The guest bedroom also has a decorative fireplace and en suite shower room, whilst two additional double bedrooms and family bathroom complete the first floor accommodation.

OUTSIDE
The property's front and side gardens are mainly laid to lawn with well stocked herbaceous borders, with a topiary rose and lavender garden, and they are enclosed by mature hedging. The rear garden is a private space, with a formal lawn and an array of well stocked borders.The paddock is accessed via a five-bar gate to the rear of the gardens, being enclosed by hedgerows and containing a block built barn, three stables, all with power and light and a greenhouse. There is a range of fruit trees and the paddock overall extends to approximately 0.73 acres. Vehicular access to the property is via Church Lane and is accessed over a shared gravel drive which arrives at garaging for two vehicles and further enclosed parking.

GENERAL REMARKS
The dressing room to the master bedroom has individual access to the landing and has previously been utilised as a fifth bedroom. An enquiry was made with Harborough District Council in 2005 to extend the property to the rear and it was noted that planning permission was not required for the scheme proposed. A copy of the letter and an illustrative drawing of the proposal is available at the agent's offices for perusal.There is a 'studio' style room over the garage space that is currently closed up but could potentially be utilised in a variety of ways, any changes being subject to required consents. Services: TBCLocal Authority: Harborough District CouncilCouncil Tax Band: GTenure: FreeholdEPC Rating: F