A substantial Grade II listed 4 bedroomed period home dating back some 250 years, located in the conservation area in this much sought after south Leicestershire village occupying a plot of 0.37 acres, with views over paddocks to the rear.

The property retains a wealth of charm and character. The accommodation is briefly arranged as follows: entrance hallway leading through to rear lobby with cloakroom off, dual aspect sitting room which enjoys views to both front and rear elevations, well appointed dining room with feature inglenook and leading through to a well appointed breakfast kitchen and utility room, snug/home office to the far end of the property which enjoys views over the rear garden. To the first floor the principal bedroom has an en-suite shower room, four further bedrooms and a family bathroom. There is an attic room which could ideally be converted to a hobby room/home office, and to the side of the property there is ample car standing which leads to a double garage with workshop to rear, outside store and rear garden which is meticulously maintained and stocked with a variety of mature shrubs and specimen trees, patio area, and to the far rear boundary, views over the adjacent paddocks.

Accommodation In Detail - Wood panelled entrance door leads through to:

Ground Floor -

Entrance Hallway - Meter cupboard, radiator, staircase rising to the first floor, connecting door leads through to:

Cellar - Single chamber, fitted with light.

Rear Lobby - Direct access to the rear garden. Connecting door leading through to:

Ground Floor Cloakroom/Wc - Vanity wash hand basin, close coupled wc, radiator and window to rear elevation.

Sitting Room - 6.27m into bay reducing to 4.95m x 4.70m (20'7 in - Fireplace with raised hearth and surround with inset electric fire, two radiators, egg and dart cornice, wall light points, window to front elevation and French doors from the bay lead through to the rear garden with a further window to side elevation.

Dining Room - 6.73m x 4.14m (22'1 x 13'7) - Dual aspect room with feature inglenook with stone hearth, brick chimney breast with shelving to either side with lighting above and beam over, exposed ceiling timbers and wall timber, wall light points, windows to front and rear elevation. Door leads through to:

With lobby area to side and boot room, steps lead up to:

Breakfast Kitchen - 4.17m x 4.11m (13'8 x 13'6) - Fitted with a comprehensive range of matching base and wall display cabinets and complimentary work surface over, inset 1 1/2 composite bowl with drainer, plumbing for appliance, double oven and electric hob with hood above, quarry tiled flooring, recessed ceiling lighting, two radiators, window to side elevation and door to garden. Door leads through to:

Utility Room - 2.95m x 2.57m (9'8 x 8'5) - Continuation of quarry tiled flooring, stainless steel sink with drainer, plumbing for appliance, exposed ceiling timbers, connecting door leads through to:

Cloakroom/Wc - Comprising of a wall mounted wash hand basin, close coupled wc, radiator, exposed ceiling timbers and window to side elevation.

Snug/Home Office - 4.32m to bay x 3.58m (14'2 to bay x 11'9) - Ornate stone fireplace with space for electric fire, exposed ceiling timbers, wall light points, radiator, window to side elevation, deep bay window enjoying views over the rear garden.

Approached via a dogleg staircase with split landing:

First Floor -

Library Area - Exposed ceiling timbers, window to front elevation.

Back Landing - Window to rear elevation and radiator, exposed ceiling timber and loft hatch.

Principal Bedroom - 4.93m x 4.32m (16'2 x 14'2) - Fitted wardrobes provide hanging and storage space with top boxes above, radiator, windows to front and rear elevations, connecting door leads through to:

En-Suite Shower Room - Suite comprising of a vanity wash hand basin, shower cubicle to side, close coupled wc, radiator, additional electric heated towel rail, window to rear elevation.

Bedroom - 4.39m x 3.76m (14'5 x 12'4) - Fitted wardrobes provide hanging and storage space with top boxes above, dressing table unit with three drawers to side and one over, radiator, windows to front and rear elevations.

Rear Landing - Radiator and two windows to side, exposed timber, leading through to:

Bathroom - Bidet and close coupled wc, linen storage cupboard housing the hot water cylinder, steps lead up to a corner bath, pedestal wash hand basin and shower cubicle, radiator, further electric heated towel rail, window to side elevation.

Bedroom - 3.56m x 2.57m to back of wardrobe (11'8 x 8'5 to b - Radiator and window to side elevation.

Bedroom - 4.37m x 2.26m (14'4 x 7'5) - Window to side elevation.

Second Floor -

Landing - Exposed ceiling timbers, skylight window to rear elevation enjoying views over the garden, and connecting door to:

Attic Room - 4.98m max x 4.50m into eaves (16'4 max x 14'9 into - Power and lighting, skylight window to rear elevation and a further window to the side elevation.

Outside - Driveway to the side of the property with ramp giving direct access to the rear garden.

Garage - 5.59m x 5.56m (18'4 x 18'3 ) - Electric up and over door. Door leads through to:

Workshop - 4.62m x 3.81m (15'2 x 12'6) - Two windows to the rear elevation, power and lighting, double door giving access to the side.

Rear Garden - The rear garden has a large patio area ideal for al-fresco dining and entertaining, with shrub borders and climbers, and a circular gravelled flower bed which has a variety of shrubs. Steps lead to to an extensive area with well stocked borders, mature shrubs and trees and views over the paddock beyond.

Note To Purchasers - There is tree preservation order in place on the beech tree that is on the land, adjacent to Gobion House.

Fixtures & Fittings - Fixtures and fittings mentioned in these particulars are included in the sale - all other items regarded as owners fixtures and fittings may be removed.

Epc Exempt - As the property is Grade II Listed, it is exempt from EPC regulations.

Council Tax - Council Tax Band G. For further information contact Harborough District Council[use Contact Agent Button]

Stamp Duty From 23rd September 2022 - Normal Rate
Up to £250,000 - 0%
£250,001 to £925,000 - 5%
£925,001 to £1.5 million - 10%
Over £1.5 million - 12%

First Time Buyers
UP to £425,000 - 0%
£425,001 to £625,000 - 5%
Homes above £625,000 - Normal rates apply

You usually pay 3% on top of these rates if you own another residential property. It is recommended buyers check Stamp Duty rates for their particular situation on the government website:

Money Laundering - To comply with The Money Laundering Regulations 2007, any successful purchaser/purchasers will be asked to provide proof of identity and we will therefore need to take copies of a passport/driving licence and a recent utility bill (not more than three months old). This information is required prior to Solicitors being instructed.