GUIDE PRICE £350,000 to £375,000 - PLEASE QUOTE TR0236 – A VIDEO TOUR WITH COMMENTARY, 360 DEGREE VIRTUAL TOUR AND A KEY FACTS FOR BUYERS REPORT IS AVAILABLE ON THIS LISTING – Church View Cottage is a truly exceptional stone cottage occupying a delightful position within the sought-after Vale of Belvoir village of Croxton Kerrial. Purchased by the current owner around 16 years ago, the property was taken back to its original stone shell before undergoing a comprehensive programme of renovation and improvement. The result is a home where every detail has been carefully considered, successfully blending the character and charm of a period cottage with the comforts and efficiencies expected of modern living. Extending to approximately 950 sq. ft. over two floors, the accommodation is presented in exquisite condition throughout. The beautifully sandblasted stonework presents as fresh as the day the restoration was completed, while exposed timbers, oak flooring, quality joinery and thoughtful finishing touches create a warm and welcoming atmosphere throughout the home. Underfloor heating serves the entire property, with individual room controls allowing comfort and efficiency in equal measure. The principal reception spaces are full of character, with the lounge centred around a multi-fuel stove set within an attractive fireplace, creating the perfect space to relax and unwind. The kitchen has been fitted to a high standard with integrated appliances, under-cabinet lighting and space for a range-style cooker, while practical additions such as the utility room and cloakroom enhance day-to-day living. On the first floor, both double bedrooms enjoy delightful views towards the ancient remains of a medieval manor house, providing a constant reminder of the area's rich history. The accommodation is completed by a beautifully appointed four-piece family bathroom featuring a freestanding claw-foot roll-top bath. Outside, the property continues to impress. Immediately to the rear is a private sun terrace, an ideal spot to enjoy a morning coffee or evening glass of wine whilst taking in views across Middle Street and the surrounding stone-built village homes. Beyond lies an area of lawn, productive vegetable beds and a collection of former pigsties which may offer exciting future potential, subject to the necessary permissions. The gardens enjoy a high degree of privacy, with no rights-of-way crossing them, creating a peaceful, secluded outdoor environment. The property also benefits from a covenant granting permanent parking rights over an adjacent area of land, as illustrated within the accompanying site plan and marketing particulars. For those who appreciate quality craftsmanship, village life and homes with a genuine story to tell, Church View Cottage represents a rare opportunity to acquire a beautifully restored character property in one of the area's most desirable villages.

THE ACCOMMODATION INCLUDES

ENTRANCE HALL - Access to the property is through a partially obscured UPVC oak-effect door into the Entrance Hall, having a further oak-effect UPVC obscured double-glazed window to the side. There is a ceramic tile floor, recessed LED spotlighting, an alarm control panel and the perfect place for hanging coats and dirty shoes after winter walks. An oak latched door provides access to the Dining Hall

DINING HALL measuring 13’0” x 11’10” – Having two oak-effect UPVC double-glazed windows to the front aspect, a set of oak-effect UPVC double-glazed French doors leading to the Garden, and stairs rising to the First Floor. There is a generous under-stairs storage cupboard with recessed LED spot lighting, oak flooring, exposed beamwork to the ceiling, and a wall-mounted underfloor heating control unit. There is an open arch providing access to the Kitchen with a pair of oak-effect glazed doors leading to the Lounge.

KITCHEN measuring 11’4” x 8’8” – Having an oak effect UPVC double-glazed window to the front and rear aspect, smoke alarm, wall-mounted underfloor heating control unit, recessed LED spotlighting, exposed beam work to the ceiling, ceramic tile floor and a roll edge work surface with an inset one and a half stainless steel sink and drainer unit with high-rise mixer tap over. Cupboards and drawers provide storage at the baseline, with matching cupboards at the eyeline, including glass-fronted display cabinets with countertop lighting. There is an integrated dishwasher, an integrated fridge freezer, space for a range cooker (available by separate negotiation), with a matching splashback, an extractor hood directly above, and a wine rack to the eye line.

LOUNGE measuring 12’10” x 12’0” – with an oak-effect UPVC double-glazed window to the front and rear aspects, a continuation of the Dining Hall flooring, a wall-mounted under-floor heating control unit, exposed beamwork to the ceiling, and recessed LED spotlighting. The focal point of the room is an exposed-brick surround and stone-hearth fireplace, which has a multi-fuel stove set within it, with a timber mantel directly above.

UTILITY ROOM measuring 8’6” x 6’9” – with an oak-effect UPVC stable-style split door providing access to the Sun Terrace, a continuation of the ceramic tile flooring, recessed spotlighting, a tall-standing storage cupboard, and a further oak-effect UPVC double-glazed window to the side aspect. There is a work surface with space and plumbing below for a washing machine, space for a further undercounter appliance such as a tumble dryer, and the floor-standing oil-fired central heating boiler, along with the underfloor heating control manifolds and a wall-mounted underfloor heating control for the utility room.

CLOAK ROOM – Continuing the ceramic tile floor and a two-piece white suite comprising a low-level WC and a hand-wash basin. There is a loft hatch into the roof void above, a wall-mounted electric consumer unit, a wall-mounted alarm control unit, and an integrated extractor fan.

FIRST FLOOR LANDING – Having an exposed timber beam as a feature, recessed LED spotlighting, a smoke alarm, a loft hatch into the roof void above and oak flooring matching that of the Dining Hall.

BEDROOM ONE measuring 11’11” x 11’4” – Having an oak-effect UPVC double-glazed window to the front aspect, exposed timber beams to the ceiling, recessed spotlighting, a wall-mounted central heating control unit and thermostat, and a wall-mounted underfloor heating control unit, along with a full range of fitted wardrobes with drawer storage.

BEDROOM TWO measuring 11’9” x 9’2” – Having an oak-effect UPVC double-glazed window to the front aspect, exposed beamwork to the ceiling, recessed LED spotlighting, and a continuation of the oak flooring, along with wall-mounted underfloor heating control units.

BATHROOM measuring 8’5” x 7’2” – Having an oak effect UPVC double-glazed window to the rear aspect, a wall mounted towel radiator, exposed beam work, recessed LED spot lighting, an integrated extractor fan and a four piece white suite comprising of a low-level WC, hand wash basin set to a vanity unit, a free-standing roll top bath with mixer tap and shower attachment and a mermaid boarded shower cubicle with a sliding glazed shower screen and electric shower.

OUTSIDE - To the front, there is a stone wall along the front boundary, with a gate leading to a stone flagstone pathway to the front door, having exterior lighting and a low-maintenance gravel frontage with some established shrubs. On the right-hand side is a pathway leading to an area providing access to the Sun courtyard, where you will find an oil-fired central heating tank. A pathway to the right-hand side of the property provides access to the rear gardens, passing through a timber gate and offering a picturesque view of Middle Street in the village. There's also a large flagstone courtyard, a high degree of privacy with outside tap and double electric sockets, and outside lighting, perfect for barbecuing. From here, a pair of wrought-iron gates leads to steps up to a timber-and-felt-roofed storage shed; further brick steps then lead down to the lawn garden. These have flower borders on either side. There are also three pigsties in need of repair that could be converted in the future, if someone so desired, subject to the relevant permissions, of course. One boundary is made up of a mixture of fencing, hedging, and brick walls. It is also worth noting, as per the map illustration, that there is an area that has parking rights, not ownership, apparently, forever, according to the seller's information provided.

AGENT NOTE - Please note that the illustration provided is for identification purposes only and reflects proposed/current access arrangements. The former off-road parking area has been removed and replaced with a pedestrian accessway, with ownership extending from the property directly to the public highway. Interested parties should satisfy themselves as to the exact boundaries and access arrangements through their legal representative.

MAINS SERVICES – Mains drainage, water and electricity are connected.

COUNCIL TAX - This home is in Council Tax Band D according to the Leicestershire council website.

AGENTS NOTE - Please be advised that the property details may be subject to change and must not be relied upon as an accurate description of this home. Although these details are considered materially correct, the accuracy cannot be guaranteed, and they do not form part of any contract. Where a title plan map image is available, we will use this in all marketing, but if it is not, we will add lines to what we believe are the boundaries of the subject property. All services and appliances must be considered 'untested', and a buyer should ensure their appointed solicitor collates any relevant information or service/warranty documentation. Please note that all dimensions are approximate/maximums and should not be relied upon for floor coverings.

ENHANCEMENT NOTICE - To present the property in its best light, some external images may have been enhanced to reflect more typical seasonal conditions (for example, sunnier skies or dry ground). These adjustments are purely visual and do not change the property itself in any way.

ANTI-MONEY LAUNDERING REGULATIONS - We are required by law to conduct Anti-Money Laundering (AML) checks on all parties involved in selling or purchasing a property. We take the responsibility of this seriously in line with HMRC guidance and ensure the accuracy and continuous monitoring of these checks. Our partner, Movebutler, will conduct the initial checks on our behalf. They will contact you once your offer has been accepted to conclude, where possible, a biometric check with you electronically.

As an applicant, you will be charged a non-refundable fee of £30 (inclusive of VAT) per buyer for these checks. The fee covers data collection, manual checking, and monitoring. You must pay this amount directly to Movebutler and complete all Anti-Money Laundering (AML) checks before your offer can be formally accepted.

Referral Fees - We offer various services through our trusted partners to support buyers and sellers. While you are welcome to choose any provider, if you require a solicitor to manage your purchase or sale, we can refer you to one of our trusted, experienced local solicitors with whom we work regularly. We may receive a referral fee of up to £250 if you choose their services. We can refer you to one of our qualified financial advisors for mortgage or remortgage assistance. We may receive a referral fee, typically 20% of the procuration fee they collect from the lender.

Cottage in Grantham