2 bedroom house

Located in the highly sought-after Warwickshire village of Leamington Hastings and dating back to circa 1600, this impressive, grade II listed, two bedroom detached cottage occupies an idyllic position, on a generous plot approaching 1.04 acres and is offered to the market with no onward chain. The property retains plenty of character and charm with exposed beams and attractive fireplaces however, is in need of modernisation and renovations throughout. The property benefits from a double garage to which extensive renovations are required.

LOCATION
Leamington Hastings is a quiet rural village with the 13th century Church of All Saints being its focal point. The Church hosts several classical music concerts throughout the year. A short distance away is the Parish Hall, Leamington Hastings Academy Nursery School, a hard tennis court and a bowling green. The village is situated between Rugby, Southam and Royal Leamington Spa with easy access to the excellent road network of Warwickshire. There is a high-speed train service which leaves Rugby station, arriving at London Euston in 50 minutes and a wide choice of shopping areas within easy reach, with Southam being a busy market town less than 5 miles away and Coventry, Rugby and Royal Leamington Spa which are all less than 10 miles. There is a wide range of schooling available in Rugby with a good selection of state funded and independent primary and secondary schooling, which includes the world-renowned Rugby School, Rugby High School for Girls and Lawrence Sheriff for boys, whilst Southam has the outstanding Southam College.

GROUND FLOOR
A UPVC door opens into the spacious entrance lobby which in turn provides access to the ground floor accommodation. The second reception room has a window to the side elevation, attractive exposed beams and double doors which open into a lean to, which is of a wooden construction with glazed windows and a door to the front elevation. This could be used as alternative access into the property. The dining room is located to the rear elevation and is dual aspect with a large window that overlooks the substantial garden and two further windows to the side. There is a serving hatch through to the kitchen and a stone-built feature fireplace. The kitchen is also located to the rear and comprises of a range of base and eyelevel units with complementary worktops over. There are dual aspect windows, one of which provides views over the garden, and a door giving access to the outside. The family bathroom is located downstairs, accessed from the entrance lobby, and comprises of pedestal wash hand basin set into a vanity unit, wc, panelled bath, two useful storage cupboards and part tiling to the walls. The main siting room is located to the front elevation and has stairs rising to the first floor, two windows with wooden beam above and solid wooden flooring. There are exposed ceiling and wall beams, a beautiful feature fireplace with an attractive wooden surround and a multi fuel burner inset and a glazed wall between the sitting room and the lobby, which affords plenty of natural light.

FIRST FLOOR
The first floor landing has doors leading to the two bedrooms. Bedroom one has dual aspect windows to both the front and side elevations, along with numerous exposed ceiling and wall beams. Bedroom two is located to the front aspect and also boasts attractive, original beams.

OUTSIDE
To the front and side of the property there are pedestrian gates that provide access, along a paved pathway, to both entrances of the property. To the side of the cottage there is an opening providing access on to, what could be, an extensive driveway, which would provide off-road parking for numerous vehicles and in turn give access to the double garage, which is in need of rebuilding. The cottage sits on a generous plot and is surrounded by its grounds to all sides. In all the plot approaches 1.04 acres. A portion of the grounds have been cleared of its overgrowth. There are a number of trees throughout the plot, which give a truly rural and woodland feel. There is open countryside to the side and rear of the property and with some further clearance this property would enjoy truly spectacular views.

VIEWING
Strictly by prior appointment via the selling agents. Contact 01788 564666.

SERVICES
None of the services have been tested and purchasers should note that it is their specific responsibility to make their own enquiries of the appropriate authorities as to the location, adequacy and availability of mains water, electricity, gas and drainage services.

FIXTURES AND FITTINGS
Only those items in the nature of fixtures and fittings mentioned in these particulars are included in the sale. Other items are specifically excluded. None of the appliances have been tested by the agents and they are not certified or warranted in any way.

LOCAL AUTHORITY 4 - RUGBY
Rugby Borough Council - Tel: 01788 533533. Council Tax Band - F.

FLOORPLAN
Howkins & Harrison prepare these plans for reference only. They are not to scale.

IMPORTANT INFORMATION
Every care has been taken with the preparation of these Sales Particulars, but complete accuracy cannot be guaranteed. In all cases, buyers should verify matters for themselves. Where property alterations have been undertaken buyers should check that relevant permissions have been obtained. If there is any point, which is of particular importance let us know and we will verify it for you. These particulars do not constitute a contract or part of a contract. All measurements are approximate. The fixtures, fittings, services and appliances have not been tested and therefore no guarantee can be given that they are in working order. Photographs are provided for general information and it cannot be inferred that any item shown is included in the sale. Plans are provided for general guidance and are not to scale.

MORTGAGE ADVICE
Your home is at risk if you do not keep up the repayments on a mortgage or other loan secured on it.