Mill House

Distances:

Stamford 7 miles, Bourne 9 miles, Oakham 12 miles, Uppingham 17 miles, Grantham 17.5 miles (direct train to London Kings Cross 1hr 6 mins), Peterborough 19.5 miles (direct train to London Kings Cross 50mins),
Oundle 23 miles. (All distances and times are approximate)

Situation:

Nestled amongst the undulating Lincolnshire countryside, in the quiet hamlet of Holywell, Mill House and its surrounding gardens and land enjoy beautiful, un-spoilt views with excellent walks on your doorstep. The village of Clipsham, a short distance from Holywell, has the highly regarded restaurant, The Olive Branch.
Mill House is just two miles from the the ever-popular village of Castle Bytham which is a delightful South Lincolnshire conservation village. There are a number of local amenities within the village to include two well established Public Houses; St. James’ Church believed to date back to Norman times; the Bythams Community Shop; a useful Doctors Surgery and Bus Service further connecting the village to the surrounding villages and towns.
The market towns of Stamford, Oakham and Bourne are all within a convenient distance and provide a broader range of shopping opportunities and amenities whilst the Cathedral city of Peterborough and the market town of Grantham offer yet more interest and opportunity as well as direct train services to London Kings Cross. Stamford offers a train service to Peterborough, Oakham, Melton Mowbray, Leicester, Birmingham & Norwich.
Mill House is well placed for convenient access to both private and state schooling with the well-regarded Witham Hall Prep School but four miles away. Bourne Grammar is nearby and Stamford, Oakham, Uppingham and Oundle are all within a reasonable driving distance. Communication links are excellent with Mill House close to the main arterial roots of the A1 accessing north to south of the country and the A47 east to west.
Recreational facilities in the area are well catered for with Rutland Water to the west providing sailing, fishing, scenic walks and a cycle route. There are golf courses at Burghley Park, Toft, Greetham and Luffenham Heath. For those of equine persuasion, a network of bridleways provide hacking opportunities locally.

Description:

Mill House is a quintessential English farmhouse built of stone under a Collyweston slate roof, with characterful, period features indicative of a property built in the late 1800s - early 1900s, unusually for a property of this era, Mill House is not Grade listed. A cherished family home to the current vendors over the last 30 years Mill House boasts an idyllic location and flexible living accommodation. The house would benefit from modernisation and updating throughout.
Through the stone porch into the entrance hall, a door to the right-hand side leads to a split-level utility room, boot-room and workshop with side access to the garden.
From the entrance hall, stairs draw you into the heart of the property. To the north wing along a hallway with stone mullion windows and deep-set sills, is a generous drawing room enjoying triple aspect, open fireplace with stone surround and French doors onto the rear garden.
The snug displays an impressive inglenook fireplace complete with log burner and baker oven feature, exposed beams and two storage nooks. This then flows through to the kitchen-diner.
True to the conventional design of a farmhouse, the kitchen has an AGA and an array of shaker style cabinetry and a large walk-in pantry as well as deep sills, complete with window seats, and log burner. Continuing further into the south wing is a light and bright, triple aspect garden room with wonderful views over the garden and countryside beyond.
Back through the kitchen to the rear hallway there is a study, with vaulted ceiling and access to the side of Mill House, which then loops back, past a downstairs WC, to the centre of the property and the stairs to the entrance hall.
To the first floor is a vast Principal suite with ensuite bathroom with built in wardrobes, dual aspect bedroom with built in wardrobes and a further private lounge.
Moving along the north wing there is a double bedroom with built-in wardrobes and countryside views, along the hallway is both a shower room and a bathroom. A dual aspect double bedroom, also with built in wardrobes, concludes the first-floor accommodation, adjacent to which are stairs rising to the second floor.
To the right is a dual aspect double bedroom with lake views and built-in wardrobe, although in the eaves of the property, the room benefits from good head height which is true to the further three double bedrooms to this floor.
Also to the second floor is a WC and a bathroom with a further flight of stairs leading back down to the first floor close to the Principal suite.

Outside:

OUTBUILDINGS
The driveway to Mill House runs between two substantial barns with the property. One of the barns has an office, open parking bays and a storage room with stairs rising to a first-floor area spanning the entire length of the barn, also used for storage.
The second stone barn, featuring a double arch frontage, is also currently used for storage and has two skylights. Subject to planning, this barn offers potential to convert into ancillary residential accommodation. Proposed plans have been drawn-up but not submitted. Please ask the agent for further details.

GARDEN
A gravelled driveway sweeps between two barns before opening into a large turning circle to the front of Mill House. Magnolia grandiflora, Cotinus and Maple offer injects of colour behind a beech hedgerow which separates the grounds from the driveway, with a quaint gate providing access to the main garden.
A picture of tranquillity, the spring fed pond extends over a small weir to a little stream, where a bridge leads to paddock land and rolling countryside. Delicate cyclamen and ferns adorn the banks of the pond whilst mature trees offer shade on the outskirts of the lawn.
A summer house, nestled amongst the shrubbery, looks back across the formal lawn to the farmhouse and the sheltered dining terrace. An array of beautiful climbers from hydrangea to wisteria both soften and compliment the warm stone exterior of Mill House and dog roses and geranium provide swags of summer colour.
The formal lawn both leads up to a break in the hedgerow, providing access to the paddock land beyond, and unfurls around the farmhouse, passed a small grove of an assortment of trees, to a further dining terrace that wraps around the south-west of Mill House.
Continuing around is a partially walled vegetable garden with two green houses and a compost bay. Fig trees stand against the barn and herbs fill the flower bed by the low stone wall.

LAND
Turning onto the drive of Mill House, a track leads to the side of the barn on the left. Two paddocks extend beyond, comprising approximately 6.7 acres. This land is also accessed from the garden via the small bridge across the stream.
There is further land potentially available by separate negotiation. Please contact the agents for more information.

General Remarks:

SERVICES
Mains water and electricity are connected. Private drainage. Oil central heating. None of the services have been tested by the agents.

FIXTURES AND FITTINGS
Only those mentioned in these sales particulars are included in the sale. All others, such as curtains, light fitting and garden ornaments are specifically excluded but may be available by separate negotiation.

STATUTORY AUTHORITY
South Kesteven District Council:

COUNCIL TAX
Band G

AGENTS NOTE
The property will be sold with Covenants in addition; these are to be agreed between the parties. Please contact the Agents for further information.
Suggested boundaries for illustrative purposes only.

RIGHTS OF WAY, EAVESMENTS, WAY LEAVES
The property will be sold subject to the benefit of all existing rights, both public and private including rights of way, supply of drainage, water abstraction, electricity supplies and other rights, covenants, restrictions and obligations, quasi-easements and all wayleaves, whether referred to or not. It may be necessary for rights and reservations to be made to provide services, access and maintenance to the properties if the property is not sold as a whole.

HEALTH AND SAFETY
Given the potential hazards of a working farm we ask you to be as vigilant as possible when making your inspection for your own personal safety, particularly around farm buildings and machinery.

PLANS, AREAS AND SCHEDULES
The plans and associated acreages have been prepared for illustrative purposes and their accuracy cannot be guaranteed.

VIEWING
The property may only be inspected by prior arrangement through King West

DIRECTIONS
From Stamford, take the B1081 North, through Great Casterton and Pickworth. Once through Pickworth, at the fork in the road bear right towards Holywell. On reaching Holywell Road, turn right. At the T-junction turn left, then at the crossroads continue straight on. Mill House driveway is on the right-hand side.
Alternatively, from the A1, go through Stretton and enter the village of Clipsham. Before exiting the village, at the T-junction turn right onto Holywell Road and continue, at the next T-junction follow the same directions as above.

IMPORTANT NOTICE
King West, their joint Agents (if any) and clients give notice that:
1. These property particulars should not be regarded as an offer, or contract or part of one. You should not rely on any statements by King West in the particulars, or by word of mouth or in writing as being factually accurate about the property, nor its condition or its value. We have no authority to make any representations or warranties in relation to the property either here or elsewhere and accordingly any information given is entirely without responsibility.
2. The photographs taken illustrate parts of the property as were apparent at the time they were taken. Any areas, measurements or distances are approximate only.
3. Any reference to the use or alterations of any part of the property does not imply that the necessary planning, building regulations or other consents have been obtained. It is the responsibility of a purchaser or lessee to confirm that these have been dealt with properly and that all information is correct.
4. All dimensions, descriptions, areas, reference to condition and permission for use and occupation and their details are given in good faith and are believed to be correct, but intending purchasers should not rely upon them as statements of fact but must satisfy themselves by inspection or otherwise as to the accuracy of each item.
5. King West have not tested any services, equipment or facilities, the buyer or lessee must satisfy themselves by inspection or otherwise.
6. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce satisfactory proof of their identification and address at the point any sale is agreed in order to comply with The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017. King West asks for your co-operation in this regard.
7. These particulars should not be reproduced without prior consent of King West. October 2022.






Marketed by: King West, Stamford