Lighthorne RoughMORETON MORRELL • NEAR WARWICK

Lighthorne RoughMORETON MORRELL • NEAR WARWICK

Warwick & Leamington Spa 8 miles • M40 (J12) 5.5 miles • Stratford upon Avon 8 miles

Banbury 16 miles (Intercity trains to London Marylebone from 58 mins) Moreton in Marsh 18 miles • Oxford 40 miles

(Distances & time approximate)

A fine stone built house of high quality in mature grounds with rural views, dating principally from the 18th century

Accommodation & AmenitiesCovered porch • Entrance hall • Cloakroom • Sitting room • Dining room • Drawing room

Kitchen/breakfast room opening to family room • Utility/boot room

Master bedroom suite with wide terrace, dressing room, en suite shower room and further en suite bathroom/dressing room

5 Further bedrooms (3 en suite) • Family bathroom • Studio • Box room

Detached double garage with store, workshop, cloakroom and rain water collection • PV solar panels

Wood store and garden store • Lovely mature gardens

Stone built summerhouse • Orchard • Ornamental and conservation ponds

Well appointed vegetable garden/cut flower garden with soft fruit • Tennis court site • Paddocks

In all about 1.94 hectares (4.79 acres)

These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on the last page of the brochure.

Seccombes 10 Market Place,

Shipston on Stour CV36 4AG

Tel: +44 1608 663 788shipston@seccombes.co.uk

Seccombes 2 Banbury Street,Kineton CV35 0JS

Tel: +44 1926 640 498kineton@seccombes.co.uk

Knight Frank LLPBridgeway House, Bridgeway

Stratford upon Avon CV37 6YX

Tel: +44 1789 297 735stratford@knightfrank.com

Situation• Lighthorne Rough is situated down a long drive in attractive

South Warwickshire countryside with views over rolling countryside and woodland. A successful, friendly community of 4 houses providing a private, rural yet not isolated country home.

• In a peaceful location, Lighthorne Rough is the principal yet very private part of a large country house situated between the sought after villages of Lighthorne and Moreton Morrell which has a primary school, parish church, public house and real tennis club

• The property is excellently located with ready access to the M40 (J12) at Gaydon and M40 (J14) for access to the West Midlands

• There is an intercity train service on the Chiltern line, a Parkway station at Warwick and further stations at Banbury and Leamington Spa

• State, private and grammar schools in the area include Warwick Prep and Public school and Kings High School for Girls in Warwick; Kingsley School for Girls and Arnold Lodge School in Leamington Spa, Stratford Grammar Schools and The Croft Prep School

• Stratford upon Avon with its Shakespearean heritage and theatres is readily accessible

• There are golf courses at Leamington Spa, Leek Wootton, Stratford, Tadmarton, and Brailes, racing at Warwick, Stratford and Cheltenham and fishing and sailing at Draycote Water

• The Cotswolds lie a short distance to the south along the Roman Fosse Way which passes a short distance from the property

Kitchen/family room

Description of property• Lighthorne Rough is a fine family house with high quality fixtures

and extensive use of oak joinery, which has been remodelled by the present owners to provide outstanding well balanced accommodation

• Most doors are two panel Queen Anne style, with oak window sills and a fine wide staircase with oak panelling and carved banisters and hand rail rising to the first floor. The property has ample storage and is well provided with bookcases

• Reception rooms are well proportioned and elegant

• The large kitchen/breakfast room extended by the present owners to create a larger family space opening onto the west facing private garden with the addition of a large boot room/utility room off provides an ideal space for day to day living. The kitchen is well appointed with granite tops and an extensive range of cupboards, electric Everhot double cooker, island unit with large sink. Integrated dishwasher, refrigerator, 4 ring hob, electric oven and microwave

• There is Travertine flooring to the entrance hall, kitchen and

breakfast room, boot room and wc. Some rooms have ceiling beams

• The sitting room has a large inglenook with wood burner and the drawing room has a fireplace with Cotswold stone carved surround and two pairs of French doors leading to the south facing terrace with an arch to the dining room with useful china cupboard and further French doors to the terrace

• On the first floor, the master suite is particularly fine with French doors from the master bedroom leading to a wide tiled terrace with balustrade and far reaching views; dressing room, shower room, lobby and further bathroom/second dressing room

• There are two further south facing first floor double bedrooms with wardrobes and en suite facilities

• To the second floor the accommodation is versatile and provides three further bedrooms, with a studio/sitting room with store beyond, two bathrooms (1 en suite) and ample storage and cupboards. From the windows are extensive views over open countryside

Kitchen/family room

Gardens and grounds• The property is approached via a tarmac driveway, the

first part of which is a shared right of way with adjoining properties

• Private drive with mown verges to either side lined with mature hawthorn and whitebeam, circular turning area and parking space with flowering cherry, lawns and timber open fronted double garage with workshop, store and cloakroom together with rainwater harvesting tank and PV solar panels

• There is a formal west facing garden enclosed by a clipped yew hedge, with wrought iron gates, flower beds with box, bushes, lawns and flower beds

• To the south side of the house is an enclosed south facing garden and paved terrace with steps down to a paved and gravelled surface to the ornamental pond with wide raised herbaceous and shrub borders to either side and stone built west facing open fronted summer house with power, ideal for alfresco eating

• Beyond the garden is an orchard with apple, plum and damson trees; log store

• There is a further conservation pond with wildflower areas and mature trees

• Beside the drive is further useful secure storage

• There is a fenced paddock, and behind the garage a productive vegetable garden with wind break, soft fruit and asparagus bed, cut flower garden, composting bays and water

• There is a hard tennis court requiring resurfacing

Important Notice: Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. VAT: The VAT position relating to the property may change without notice. Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names. Photographs: July 2016. Particulars: September 2016.

ServicesMains electricity and water are connected to the property. Two oil fired boilers for the central heating and hot water boosted by solar panels. Solar PV panels currently providing an income of around £1,800 pa. Security system. CCTV.

Fixtures and fittings Only those mentioned in these particulars, together with fitted carpets, are included in the sale. All others are excluded. Certain items may be available by negotiation.

TermsTenure: Freehold

Local AuthorityStratford on Avon District Council. Telephone: 01789 267575.Council Tax Band: H

Directions (CV35 9DB)From the M40 (J12) at Gaydon, turn left onto the B4451 and then turn right onto the A4100 towards Warwick. Turn left signposted Lighthorne and proceed through Lighthorne village. Continue for approximately 1 mile and the entrance to Lighthorne Rough will be found on the right hand side, just past the entrance to Lighthorne Herbs. Proceed down the drive and fork left to the property.

ViewingBy prior appointment only through the joint agents.

Note: “This plan is based upon the Ordnance Survey map with the sanction of the control of H.M. Stationary office. This plan is for convenience of purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. Licence Number. No. ES100017767.”

LIGHTHORNE ROUGH

First Floor

Second Floor

Ground Floor

Cellar

Outbuilding(Not shown in actual location/orientation)

Reception

Bedroom

Bathroom

Kitchen/Utility

Storage

This plan is for layout guidance only. Not drawn to scale unless stated. Windows & door openings are approximate. Whilst every care is taken in the preparation of this plan,please check all dimensions, shapes & compass bearings before making any decisions reliant upon them.

Approximate Gross Internal Floor AreaMain House: 451 sq m (4,855 sq ft)

Outbuilding: 70 sq m (755 sq ft)Total: 521 sq m (5,610 sq ft)

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