3 Brook Farm Court

***A STUNNING, INDIVIDUALLY STYLED FOUR BEDROOM DETACHECD FAMILY HOUSE (TWO EN SUITES) IN EXCLUSIVE DEVELPOMENT AND INCLUDES A PONY PADDOCK EXTENDING TO APPROXIMATELY 1.14 ACRES*** An outstanding opportunity to acquire a most impressive FOUR BEDROOM detached house built by Messrs Soar Valley Homes in August 1998 which provides genuinely spacious and well appointed accommodation on two storeys with many internal characteristics and stands within a small, select development of just six quality homes towards the outskirts of this highly regarded village some two miles north of Loughborough. VIEWING HIGHLY RECOMMENDED.

The property itself benefits from gas fired central heating and double glazing and in brief the accommodation comprises: Large open plan Reception/Dining Hall 25'0'' x 20'0'' overall, Cloakroom with W.C, Study, Lounge 19'3'' x 15'9'', Dining Kitchen, rear lobby, Family room and Utility room. Landing, main Bedroom with Dressing area and en suite Shower rom, Guest Bedroom with en suite, two further Bedrooms and family Bathroom including bath and shower cubicle. Driveway, detached double brick garage with storeroom over, private rear garden and additional pony paddock.

About The Area - The property itself occupies an exclusive and select cul de sac setting towards the edge of this popular and conveniently placed village location which lies some three miles outside Loughborough having easy access to The University and the train station with direct services to Leicester, Nottingham, Derby, Sheffield & London, St Pancras. There are wide ranging day to day amenities at neighbouring Wymeswold, East Leake and Barrow upon Soar and further access to Loughborough Schools Foundation and Ratcliffe College .

Hoton includes a village hall and traditional public house and there are excellent road links to Nottingham, Derby, Leicester and Melton Mowbray, the M1 Motorway at junctions 21a, 23 & 24 and East Midlands Airport at Castle Donington.

Viewings & Directions - By arrangement through the Selling Agents, Andrew Granger & Co telephone .

Leave Loughborough town centre via the A60 Nottingham Road and on reaching Hoton turn right into Wymeswold Road. Brook Farm Court is then situated on the left hand side and the property is approached via a private driveway which eventually leads to adjoining paddocks.

Accommodation In Detail -

Ground Floor -

Open Plan Reception/Dining Hall - 7.63m x 6.72m overall (25'0" x 22'0" overall) - A large 'L' shaped reception area including oak flooring, feature oak pillars and beams, built in cloaks cupboard with hanging space, upvc double glazed picture window overlooking the private rear garden, further upvc double glazed window to the rear elevation, oak staircase to the first floor, three double radiators.

Cloakroom - Two piece white Villeroy & Bosch suite comprising low level W.C. and wash hand basin with mixer tap, complimentary wall tiling, double glazed window to the front elevation, chrome ladder style towel rail.

Study - 3.05m x 2.67m (10'0" x 8'9") - Oak flooring, double glazed window to the front elevation, double radiator.

Elegant Lounge - 5.87m x 4.82m (19'3" x 15'9") - Inset herringbone brick fireplace with Clearview wood burner on stone hearth, high ceiling with open beams, oak floor, sealed unit double glazed sliding patio doors to the rear elevation, double glazed windows to the front elevation, two double radiators.

Dining Kitchen - 7.02m x 3.82m (23'0" x 12'6") - Inset stainless steel one and a half bowl sink unit with mixer tap, range of hand painted wall and floor cupboards by Mark Wilkinson incorporating drawer compartments with granite work tops and upstands, additional tiled surrounds, Rangemaster stainless steel range with two ovens and five ring gas hob unit, stainless steel extractor hood over, integrated dish washer, oak floor, pair of upvc double glazed French doors to the rear elevation, double glazed window to the front elevation, radiator.

Rear Lobby - With oak flooring, built in pantry/store cupboard, laminate floor.

Family Room - 4.28m x 3.97m (14'0" x 13'0") - Pair of upvc double glazed French doors to the rear elevation, double radiator.

Utility Room - 2.67m x 1.53m (8'9" x 5'0") - Belfast sink unit with mixer tap, fitted wall cupboard, matching base units with granite work tops and tiled splashbacks, Glow worm gas fired boiler serving the hot water and central heating systems, plumbing for an automatic washing machine, double glazed window to the front elevation, tiled floor.

First Floor -

Galleried Landing - Built in airing cupboard housing the hot water cylinder, beamed ceiling, access trap to the part boarded roof space, recessed spot lighting, double radiator.

Main Bedroom - 4.82m x 4.43m (15'9" x 14'6") - Beamed ceiling, sealed unit double glazed windows to the rear elevation, two double radiators.

Adjoining Dressing Room - 2.22m x 1.93m (7'3" x 6'3") - Beamed ceiling and sealed unit double glazed window to the front elevation.

En Suite Shower Room - Three piece Villeroy & Bosch suite in white comprising walk in tiled shower cubicle, wash hand basin having mixer tap and low level W.C, tiled walls, extractor fan, sealed unit double glazed window to the front elevation, tiled floor, chrome ladder style towel rail.

Bedroom Two - 5.95m x 3.9m overall (19'6" x 12'9" overall) - An ‘L’ shaped room including beamed ceiling, sealed unit double glazed window to the rear elevation and additional Velux window to the front elevation, double radiator.

En Suite Suite Shower Room - Three piece Roca suite in white comprising tiled shower cubicle with Mira shower unit, low level W.C. and wash hand basin having mixer tap and drawers under, Velux window to the front elevation, floor covering, chrome ladder style towel rail.

Bedroom Three - 3.9m x 3.37m overall (12'9" x 11'0" overall) - Fitted pine double wardrobes with hanging space with drawers and central dressing table init, beamed ceiling, sealed unit double glazed windows to the front elevation, radiator.

Bedroom Four - 3.9m x 2.45m (12'9" x 8'0") - Beamed ceiling, sealed unit double glazed window to the rear elevation, radiator.

Family Bathroom - Four piece Villeroy & Bosch suite in white comprising panelled bath, tiled shower cubicle with Mira shower unit, wash hand basin having mixer tap and low level W.C, half tiled walls, beamed ceiling, sealed unit double glazed window to the rear elevation, tiled floor, chrome ladder style towel rail.

Outside - Block paved forecourt/driveway providing car standing for several vehicles and leads to a detached double brick garage measuring 20'0'' x 17'6'' overall having two sets of up and over doors, concrete floor, lighting, power, water and staircase to a large store room over with vast scope to convert into a Home office/Games room.

Gated access on both sides of the property to the fully enclosed and private rear garden having full width paved patio, central lawn with well stocked surrounding floral/shrubbery borders and a number of mature trees behind brick wall and close boarded fencing.

Additional car/boat/horse box standing area accessed through double gates via shared driveway to the rear of the garage.

Paddock - The driveway leads to a nearby paddock which extends to approximately 1.14 acres and includes water and a timber stable.

E P C - Rating: 'C'

Council Tax Banding - Band: "G"

Purchasing Procedure - If you are interested in any of our properties then you should contact our offices at the earliest opportunity.

We offer Independent Financial Advise and as part of our service we will ask our Mortgage Adviser to contact all potential buyers to establish how they intend to fund their purchase.

If you are a cash purchaser then we will need confirmation of the availability of your funds.

Your home is at risk if you do not keep up re-payments on a mortgage or other loan secured on it.

Money Laundering - To comply with The Money Laundering, Terrorist Financing and Transfer of Funds Regulations 2017 any successful purchaser/purchasers will be asked to provide proof of identity and we will therefore need to take copies of a passport/photo driving licence and a recent utility bill (not more than three months old). We will need this information before Solicitors are instructed.

Market Appraisals - If you have a house to sell then we offer a Free Valuation, without obligation.

Surveys - Andrew Granger & Co undertake all types of Valuations including R.I.C.S. Homebuyer Survey and Valuation Reports, Valuations for probate, capital gains and inheritance tax purposes and Insurance Valuations. For further information contact out surveying department on .



Marketed by: Andrew Granger & Co, Loughborough