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Holly CottageNortoft | Guilsborough | Northampton | NN6 8QB

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HOLLY COTTAGEHolly Cottage is a superbly presented quintessential English country cottage, dating from the 18th century. The property is Grade II listed and constructed largely in stone under a newly thatched roof and has the added benefit of conversion of former outbuildings to form a high quality annexe. The present owners have carried out a comprehensive refurbishment programme, with great thought given to the quality of finish and attention to detail throughout, combining many features characteristic of its period of origin, such as exposed ceiling beams, ledge doors, log burner, window seat and vaulted ceilings together with those more conducive to modern living. Of particular note is the superb bespoke oak kitchen by Fraser James with granite work surfaces and Falcon range cooker. Additional accommodation on the ground floor includes sitting room with log burner and study. The first floor has three bedrooms and family bathroom with roll top bath. The second floor has two interconnecting rooms, both with superb vaulted ceilings and exposed roof timbers. One of these rooms is currently used as a second sitting room/study and the other a master bedroom suite with en suite shower room. The annexe conversion benefits from a continuation of the high quality finish. There is a fitted kitchen, sitting room and bedroom and en suite shower room. Outside Holly Cottage stands well back from the road, with three areas of lovely landscaped gardens. There is also off street parking and a single garage.

The hallway is entered via a storm porch and a lovely oak door, there are exposed brick walls and ceiling beam, together with beautiful brick tiled floors. Stairs rise to the rear door and upper floors.

The sitting room is a light and airy room with delightful window seat with window overlooking the front garden. The focal point of the room is the superb reclaimed exposed brick fireplace with wood burning stove set on a tiled hearth, there is an exposed ceiling beam and wooden flooring which also runs through into the study area.

The study is open plan to the sitting room and there are further windows overlooking the side and rear of the cottage.

The “heart of the house” kitchen/dining room is a lovely room with windows to front and rear of the cottage. The Fraser James bespoke kitchen is fitted in a range of hand crafted oak units, with granite splash backs and work tops incorporating a Belfast sink with swan neck mixer taps. The focal point of the room is the falcon range cooker set into a recess with extractor over and there are further tiled splash areas Additional integrated appliances comprise dishwasher and fridge freezer. The dining area has exposed brick walls and original cast iron range set into a inglenook with recess to both sides and bressumer over.

Vendor InsightWhen Mark and Beverley relocated from their cottage in North Yorkshire, they wanted to find a family home with equal character and warmth in the Midlands to raise their two sons James and Tom. “We’ve been here since August 2003,” recalls Beverley, “so that’s just over 12 years”. The property was built in 1736 so it had all the charm we were looking for and also had development opportunities so we could really make the house our own. By undertaking some renovation work and converting the outbuildings we have given ourselves a lot of additional flexibility and living space which we have enjoyed to the full.”

“The kitchen has definitely been the hub of our home life, with the Range which is a wonderful feature. The whole cottage is warm and cosy and has a lovely feel to it. There are plenty of opportunities for working from home, with a study on the ground floor and space in the annexe, which could be used as an additional self-contained office or studio. My favourite feature is the master suite and sitting room on the top floor, which is a real hidden treasure. The branch beams, which form an apex and the views across the fields make this a really relaxing and private living space. One of my favourite things to do has to be sitting here at my desk working while looking out over the Northamptonshire countryside.”

The versatile gardens are easily maintained, with two great areas for entertaining. “The kitchen garden has seen many a drinks party from early spring until late summer. The walled garden makes it completely private and its warm and sunny from early morning until late afternoon, after which we move to what the boys used to call “the secret garden” at the back of the house where we’d enjoy the rest of the sunshine until sunset. Our favourite entertaining space, however, is to the rear of the annexe, where we put up a small marquee, outside lights, fire-pit and BBQ.”

The area is steeped in history, There are links to Oliver Cromwell and the Battle of Naseby, as well as American history; George Washington’s ancestors once lived at Sulgrave Manor and his grandfather is buried at Great Brington. There is also the Althorpe Estate which is the Spencer family home where Diana Princess of Wales spent here childhood. The Queen Mother, King George Vl and Princess Margaret all stayed in Guilsborough to enjoy the Pytchley Hunt over the years.

Guilsborough has an excellent local shop, doctor’s surgery, fantastic primary and secondary school, beautiful Saxon church and many sports and leisure activities including tennis and sailing club. There’s a newly renovated pub and restaurant in walking distance.

“London is just 49 minutes away by train from Northampton station so you can leave Holly Cottage and arrive at London Euston in one hour 15 minutes. Alternatively by car we’re 80 miles from Selfridges! Market Harborough which is a lovely market town where we go to do our main shopping; supermarkets, fishmonger, butchers etc. is just 11 miles away. We are only 45 miles away from Stratford upon Avon and Birmingham City Centre. Birmingham airport is a 40 minute drive.”

First FloorThe landing has stairs to second floor and doors to all rooms. Bedrooms two and three have window seats overlooking the front garden and exposed ceiling beams. The second bedroom also benefits from fitted wardrobes as does the fourth bedroom, which has a window overlooking the rear garden. The high quality and characterful bathroom is fitted in a suite including luxury roll top bath with ball and claw feet, high flush W.C, wash basin and corner shower cubicle with cascading shower. There are exposed wooden floors and window to the rear.

AnnexeThe present owners commissioned the conversion of former outbuildings into a superbly presented and flexible space, with possible uses ranging from ancillary living accommodation to office or media centre/leisure use.There is a kitchen with integrated oven and hob, together with floor and wall cupboards, tiled flooring which runs throughout the annexe and stainless steel sink and drainer. The main living area has a semi vaulted ceiling and French doors leading out to the rear. There is also a double bedroom with window to the rear and en suite shower room fitted with W.C, shower cubicle and wash basin.

Second Floor The stairs rise into one of the two connected rooms on this floor. Both rooms have vaulted ceilings with exposed ceiling timbers.The first room is currently used as a large study/second sitting room. There are fitted cupboards, bespoke fitted desk and a window to the side providing far reaching views over the countryside.The adjoining master bedroom suite, has fitted wardrobes, access to a roof void and window to the side. The en suite has a part vaulted ceiling, W.C, wash basin and tiled shower cubicle.

OutsideThe property stands well back from the road, in an elevated position. The enclosed front garden has steps and a pathway leading to the front door with an adjacent patio area. The garden is laid largely to lawn with attractive planted borders.

To the rear of the property is a further garden which separated the main cottage from the annexe. This garden is a beautifully landscaped “cottage” garden with full width sun terrace, ideal for alfresco dining. Steps and a path lead to the annexe and a wrought iron gate provides access to the shared vehicular access way. The remainder of the garden has planted fruit and vegetable areas.

Behind the annexe is a gravelled parking area, which is accessed via the shared vehicular drive. There is a single garage with power and lighting and twin timber doors.

A third enclosed garden lies beyond the parking area, largely laid to lawn this area of garden has established hedges, planted borders and trees, together with a covered seating area.

MARKET HARBOROUGH

A picturesque market town on the Northamptonshire Leicestershire boarder, Market Harborough was built upon a junction of both road and rail. Though the A6 road now bypasses the town it remains a hub of activity with a wide variety of services and activities,

to suit all needs.

With many beautiful buildings dating back as far as the 1300’s the town is alive with culture. The grey stone steeple of St Dionysius Church dominates the centre of the town, alongside the timber framed Old Grammar School, which sits above the old market area.

NORTHAMPTONSHIRE

Northamptonshire in the East Midlands, is a landlocked county covering an area of 2,364 square kilometres (913 sq mi), Apart from the county town of Northampton, other large population centres include Kettering, Corby,Wellingborough, Rushden and Daventry.

The county contains the watershed between the River Severn andTheWash while several important rivers have their sources in the north-west of the county, including the River Nene, which flows north-eastwards to The Wash, and the “Warwickshire Avon”, which flows south-west to the Severn.The Grand Union Canal also passes through the county.

Historically, Northamptonshire’s main industry was manufacturing of boots and shoes. International motor racing takes place at Silverstone Circuit and Rockingham Motor Speedway.

The county boasts several hospitals, a university and motorway links include Major national roads including the M1 motorway (London to Leeds) and the A14 (Rugby to Ipswich),The A43 joins the M1 to the M40 motorway and the A45 links Northampton with Wellingborough and Peterborough.Two major trunk railway routes, the Midland Main Line and the West Coast Main Line, also cross within the county.

Fine & Country NorthamptonRegistered in England and Wales. Company Reg No. 04018410 VAT Reg No: 754062833Registered Office: Newman Property Services, 1 Regent Street, Rugby, Warwickshire, CV21 2PE

Study1.83m x 2.49m

6'0" x 8'2"

Sitting Room4.01m x 4.22m13'2" x 13'10"

Utility

Kitchen / Diner5.66m x 3.23m18'7" x 10'7"

HallBedroom 2

4.01m x 4.22m13'2" x 13'10"

Bedroom 41.83m x 3.30m

6'0" x 10'10"

Bedroom 34.01m x 4.43m13'2" x 14'6"

Bathroom

Landing

Sitting Room / Office4.24m x 4.42m13'11" x 14'6"

Bedroom 14.24m x 4.22m13'11" x 13'10"

Eaves Eaves

Ensuite

Garage4.39m x 2.74m

14'5" x 9'0"

Bedroom4.19m x 2.92m

13'9" x 9'7"

Living Room6.71m x 2.00m

22'0" x 6'7"

Ensuite

First Floor

Second Floor Annexe

Approximate Gross Internal Area

Measurements Are Approximate Only,Illustration For Identification Purposes Only,

Main House: 140.20 sq m / 1509 sq ft

Total: 192.10 sq m / 2068 sq ft

Annexe: 39.87 sq m / 429 sq ftGarage: 12.03 sq m / 129 sq ft

Kitchen1.70m x 4.69m

5'7" x 15'4"

Ground Floor

LocationGuilsborough is a pretty village set amongst undulating surrounding countryside. With Rugby being only ten miles, Northampton 11 miles and 11 miles from Market Harborough. Mainline rail links are at all the above towns as well as the nearby local station at Long Buckby, with Northampton, Long Buckby and Rugby to London Euston and Market Harbororugh to St Pancras. Schooling in the Village is excellent with education available for two to 18 years. All the schools are of a high standard with the Guilsborough Secondary School rated as Outstanding [2012 Ofsted report]. Within the village are sporting activities and clubs, local shop, post office, hair dresser and coffee shop. There is a local church, a beautiful historic building from Norman times which possesses Saxon remnants. A pharmacy and health centre. And no village would be complete without a public house selling the local made Nobbys ale.

DirectionsFrom Northampton town centre take the A5199 in a north westerly direction passing out of Kingsthorpe and through the villages of Chapel Brampton and Spratton. Continue along the A5199 to the village of Creaton and take the second turning on the left signposted to Hollowell and Guilsborough. Pass through to Hollowell into the village of Guilsborough. Proceed along the High Street to the village green and turn right into Nortoft. Proceed down the hill where the property can be found on the right hand side.

ServicesMains electricity, drainage and water are connected. Heating to both cottage and annexe is via LPG. The main house via radiators, the annexe by under floor heating.

Local AuthorityDaventry District CouncilCouncil Tax Band E

Viewing ArrangementsStrictly via the vendors sole agents Fine & Country on 01604 309030

Agents notes: All measurements are approximate and quoted in metric with imperial equivalents 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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Study1.83m x 2.49m

6'0" x 8'2"

Sitting Room4.01m x 4.22m13'2" x 13'10"

Utility

Kitchen / Diner5.66m x 3.23m18'7" x 10'7"

HallBedroom 2

4.01m x 4.22m13'2" x 13'10"

Bedroom 41.83m x 3.30m

6'0" x 10'10"

Bedroom 34.01m x 4.43m13'2" x 14'6"

Bathroom

Landing

Sitting Room / Office4.24m x 4.42m13'11" x 14'6"

Bedroom 14.24m x 4.22m13'11" x 13'10"

Eaves Eaves

Ensuite

Garage4.39m x 2.74m

14'5" x 9'0"

Bedroom4.19m x 2.92m

13'9" x 9'7"

Living Room6.71m x 2.00m

22'0" x 6'7"

Ensuite

First Floor

Second Floor Annexe

Approximate Gross Internal Area

Measurements Are Approximate Only,Illustration For Identification Purposes Only,

Main House: 140.20 sq m / 1509 sq ft

Total: 192.10 sq m / 2068 sq ft

Annexe: 39.87 sq m / 429 sq ftGarage: 12.03 sq m / 129 sq ft

Kitchen1.70m x 4.69m

5'7" x 15'4"

Ground Floor

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FINE & COUNTRYFine & Country is a global network of estate agencies specialising in the marketing, sale and rental of luxury residential property. With offices in the UK, Ireland, The Channel Islands, France, Spain, Hungary, Portugal, Russia, Dubai, Egypt, South Africa, West Africa and Namibia 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.

Fine & Country NorthamptonTel: +44 (0) 1604 309 030northampton@fineandcountry.com2 Mercers Row, Northampton, NN1 2QL