Moatfield Church Lane Gilmorton Lutterworth Leicestershire LE17 5LU

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1 Moatfield Church Lane Gilmorton Lutterworth Leicestershire LE17 5LU

2 MOATFIELD A uniquely situated barn conversion, offering the potential buyer the best of both rural and village life.

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4 Moatfield is beautifully situated within the popular village of Gilmorton and is nestled next to the village church offering 5.33 acres of land and formal gardens. The barn was meticulously converted over a three year period in the early nineties to create a wonderful family home with a variety of outbuildings, garaging, workshop and a spacious interior overlooking its own field which has remains of a 12th century Motte and Bailey castle within the grounds. The gardens are stunning with a variety of specimen trees, plants and an attractive fish pond. The barn itself offers four bedrooms; a master with en-suite and a family bathroom, whilst there is a kitchen/breakfast room, large utility room, conservatory, formal dining room, cloakroom and an attractive sitting room with views of the western gardens. The property itself offers a wealth of outdoor options, particularly with the land that overlooks the Leicestershire countryside, yet is so conveniently situated with all the village amenities within a few minutes walk.

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6 Accommodation Summary Ground Floor The barn has a traditional stable style entrance door leading to a hallway which has a tiled floor, access via glazed doors to the kitchen/breakfast room, a convenient store, a door that leads to a large utility room which has a double glazed window overlooking the side gardens, a Velux roof window with vaulted ceiling with exposed beams, tiled floor, space and plumbing for a washing machine and tumble dryer and a variety of base and wall mounted units with adjoining work surface. Adjacent to this is the attractive conservatory, which forms a delightful link to the ground floor bedroom; this is of a hardwood, timber construction with a brick built base and has retractable blinds and French casement doors leading to the side gardens. In turn, this leads through to the office/ground floor bedroom area where there is a small lobby with its own entrance door, providing any viewer with the immediate idea that this could create a very nice annexe facility, with the utility room doubling up as a potential kitchen. There is a door that leads to the bedroom which has windows to the three sides and is currently used as a study. There is another door from the lobby that leads to the shower room with corner shower cubicle, wash basin with mixer tap, low level WC and heated towel rail with tiled floor and walls.

7 The kitchen/breakfast room has delightful views of the rear gardens and the 12th century Motte, there are two double glazed windows overlooking the forecourt, the twin plate Aga creates a focal point within this room with brick built surround. There is a variety matching oak base and wall mounted units with adjoining work surface, a Neff single electric oven, a four ring gas hob with extractor hood, a built in Miele dishwasher, a stainless steel twin basin and drainer and a delightful exposed A frame with further ceiling beams. There is also a convenient pantry and a door that leads to the dining room, which has a stripped floor, full length window overlooking the rear garden and a further full length window overlooking the frontage. In turn, a door leads to the inner lobby which has a double glazed door leading to the front, there is a cloakroom with low level WC, wash basin and an airing cupboard which houses the hot water cylinder, wall mounted Valiant gas central heating boiler and electrical consumer unit. From the lobby, stairs lead to the three further bedrooms and bathroom and another doors leads to the large sitting room with has stunning views of the western gardens across to the attractive pond and a variety of lawns and specimen trees. There is a full length double glazed window overlooking the frontage and two large full length windows also providing ample natural light. A focal point of the sitting room is the wood burner with exposed brick built surround, raised hearth and timber beam creating an inglenook feature. There are modern Schuco Bi-Fold doors that provide an access to the delightful gardens.

8 The dining room has a large window with views of the open countryside and we can accommodate up to 12 guests around the dining table which is perfect for when our family come to visit.

9 First Floor The landing has a Velux roof window providing natural light and four doors leading to bedrooms one, two, three and the family bathroom. The master bedroom has stunning views of the western gardens and a Velux roof window. There is a variety of built in wardrobes and exposed ceiling timbers and a door that leads to the ensuite shower room with enclosed shower cubicle, wash basin with vanity unit and enclosed WC. There is an extractor fan and radiator heating. Bedroom two is another double room with Velux roof window and a window overlooking the side aspect and again has exposed ceiling beams and radiator whilst bedroom three has views of the frontage, a Velux roof window and exposed ceiling timbers. The family bathroom has a panelled bath, low level WC and pedestal wash hand basin.

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12 Seller Insight We ve lived in the village for 47 years and knew of the property back when it was originally farm buildings. Set in a secluded location at the end of a little lane, Moatfield enjoys an open aspect with uninterrupted views over rural countryside, say the vendors. We enjoy attending Open Gardens in the surrounding villages and our village has everything we need, including a well-stocked shop, Post Office and a choice of three busy pubs. The village hall has a great atmosphere and there s always something to get involved with, such as gardening clubs, historical society, WI and Zumba. The large playing field has an attached pavilion, whilst the recreation ground has been extensively modernised with tennis courts, outdoor exercise equipment and a zip wire that our grandchildren always enjoyed. My wife is a keen gardener and we re proud to say that the garden has featured in the Yellow Book for 3 seasons. We ve planted lots of trees and it s a real plantsman s garden with a varied planting scheme designed for year-round interest and colour. The productive vegetable plot provides us with a good harvest of runner beans, French beans, carrots and potatoes, and the Hartley Botanic greenhouse is in good condition. There is plenty of space to relax and take in the views and we have fond memories of our grandchildren playing in the garden and pond-dipping in the natural pond. We tend to spend most of our time in the large kitchen. The floor to ceiling window allows in plenty of natural light and we enjoy looking out to the vegetable patch and across those beautiful countryside views. We re part of a great little community and we ve loved village life and all of the country pursuits that it has to offer. * * These comments are the personal views of the current owner and are included as an insight into life at the property. They have not been independently verified, should not be relied on without verification and do not necessarily reflect the views of the agent.

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14 Parking & Foregardens The property is situated at the very end of Church Lane, close to the Vicarage and church, there is entry via a five bar gate to a gravelled driveway which sweeps into a large forecourt which provides parking for several vehicles, there are three further available parking spaces within an open carport environment with exposed ceiling timbers and adjacent to this is a larger garage with double doors and this provides further extensive storage. The foregardens have been beautifully planted with some shaped lawns, well stocked borders with flowering shrubs and specimen plants and as you walk towards the front entrance there is a paved patio area and pathway leading to the front entrance door. There is a small side garden to the left hand boundary with attractive pergola, further patio off the conservatory and a raised lawn and terrace border before a gated access leads to the rear garden. The gardens have been quite rightly featured in the Yellow Book for 3 seasons in recent years. Workshop On the right as you enter the property, there is a large workshop with vaulted ceiling, phase three electricity and a wood burner for working in the winter months. There is a water supply and adjacent to this, there is a further brick built store, which is a convenient tool shed. Rear Gardens & Fields At the end of the garage block is a double gate that leads to the western gardens, which are absolutely stunning and laid mainly to lawn which gently slopes down to a large, natural pond which has a timber pier and some very attractive planting features. The northern boundary is well stocked with a variety of coniferous and deciduous trees providing an extremely attractive sheltered spot. The house and gardens occupy a plot of approximately one acre. The gardens continue round the southern boundary where there are trees and lawns and a gate leads to the remaining acreage where there are delightful views of the church. The field or paddock extends to approximately 4.33 acres and within it are the remains of a 12th century Motte and Bailey castle. There is a public footpath that dissects the land and lawns with a stile adjacent to the church but the land does offer further opportunities for livestock or horses if required. A separate access is provided via a five bar gate off Church Lane, which cuts across a small portion of garden, before another gate accesses the field.

15 We hosted plenty of family celebrations, including milestone birthdays and wedding anniversaries. It s been so enjoyable knowing that we can easily accommodate everyone and that there is plenty of space for parking in the outbuilding and courtyard.

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17 We re downsizing and will miss everything about living here, particularly the peace and quiet.

18 LOCATION Gilmorton is a delightful village, which retains amenities lost in so many similar locations. An excellent village shop and post office, three pubs, all with good quality restaurants, a community playing field and pavilion, and a primary school recently rated as outstanding by Ofsted. Surrounded by countryside, but conveniently located for access to the M1, M6, A14 road network, it is an ideal place to live. At the southern most tip of Leicestershire, Lutterworth is an attractive market town which has twice made its mark on world history. In the Fourteenth Century John Wycliffe made his pioneering translation of the Bible whilst serving as Rector of Lutterworth and, more than five hundred years later, Sir Frank Whittle developed the jet engine at the Ladywood Works off Leicester Road. Although situated in the very centre of Roman England, within walking distance of the intersection of the Fosse Way and Watling Street at High Cross, it seems likely that Lutterworth was first settled by the Anglo-Saxons. The name Lutter s Vordig means Luther s Farm and the original settlement was probably on or near the site of Lutterworth lies on the A426 Leicester Rugby road, adjacent to the M1 motorway at junction 20. It is also located within a few miles of the M6 motorway and A5 trunk road. The town once had a station on the Great Central Railway; however, since its closure the nearest railway station is now at Rugby. A southern bypass, the A4303, was opened in 1999, providing a route for traffic from the M1 to the A5 to avoid Lutterworth town centre.

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20 Services Mains gas, mains water, electricity and fibre broadband are connected Local Authority Harborough District Council Council Tax Band G. Viewing Arrangements Strictly via the vendors sole agents Fine & Country on (01788) Opening Hours Monday to Friday Saturday 9.00 am pm 9.00 am pm Registered in England and Wales. Company Reg. No VAT No: Head Office Address 1 Regent Street Rugby CV21 2PE copyright 2018 Fine & Country Ltd.

21 Agents notes: All measurements are approximate and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given that they are in working order. Internal photographs are reproduced for general information and it must not be inferred that any item shown is included with the property. For a free valuation, contact the numbers listed on the brochure. Printed

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23 FINE & COUNTRY Fine & Country is a global network of estate agencies specialising in the marketing, sale and rental of luxury residential property. With offices in the UK, Australia, Egypt, France, Hungary, Italy, Malta, Namibia, Portugal, Russia, South Africa, Spain, The Channel Islands, UAE, USA and West Africa we combine the widespread exposure of the international marketplace with the local expertise and knowledge of carefully selected independent property professionals. Fine & Country appreciates the most exclusive properties require a more compelling, sophisticated and intelligent presentation - leading to a common, yet uniquely exercised and successful strategy emphasising the lifestyle qualities of the property. This unique approach to luxury homes marketing delivers high quality, intelligent and creative concepts for property promotion combined with the latest technology and marketing techniques. We understand moving home is one of the most important decisions you make; your home is both a financial and emotional investment. With Fine & Country you benefit from the local knowledge, experience, expertise and contacts of a well trained, educated and courteous team of professionals, working to make the sale or purchase of your property as stress free as possible. THE FINE & COUNTRY FOUNDATION The production of these particulars has generated a 10 donation to the Fine & Country Foundation, charity no , striving to relieve homelessness. Visit fineandcountry.com/uk/foundation 6

24 Fine & Country Tel: +44 (0) Regent Street, Rugby, Warwickshire CV21 2PE