Launde, Leicester, Leicestershire, LE7

A rare offering to the market, Brook Farm is an impressive period stone built farmhouse set in a delightful plot with the landscaped gardens and orchard extending to 3.25 acres with an adjoining 5.25 acre paddock and substantial range of outbuildings including a double height barn, stabling and an Atcost building. The property provides ready to move into accommodation yet offers immense scope and further potential to extend the accommodation into the connecting barns and would make an ideal equestrian property with the generous land offering. The principal home has a wealth of original charm and character with exposed beams, open fireplaces, panelled latch doors and flagstone flooring. The entrance hall leads to two formal reception rooms, beyond which is a quality hand crafted breakfast kitchen and large utility/boot room. Beyond the kitchen is an attractive dining room with vaulted ceiling, an inner hallway, large home office and WC. Upstairs is accessed via two staircases, where there are five sizeable bedrooms with the main bedroom having an en-suite WC and a luxury refitted family bathroom. Connected to the main home is a range of stone barns providing storage but offering potential to be incorporated within the main home with planning permission passed and enacted for their conversion. The current outbuildings consist of a double height barn, two stables, a converted games room and garaging. Complementing the main home is a beautifully landscaped garden with central patio terrace and a lawn which gently slopes down to the River Chater. A footbridge crosses over the river leading to a spinney. Adjacent to the property is a 2 acre orchard planted with a large variety of fruit trees. All in, the plot totals 8.5 acres. In addition to Brook Farm, there is an option to purchase Chater Barn, a three bedroom barn conversion set in 3 acres at a combined Guide Price of £2,500,000.

Entrance Hall
With access via a solid oak door into a welcoming entrance hallway with wide staircase rising to the first floor landing with staircase beneath leading to the cellar. Flagstone flooring, radiator encased within a decorative cover, spotlights to the ceiling and doors to:

Drawing Room
An attractive formal reception room with window overlooking the garden, decorative central open fireplace with fossilised marble mantelpiece, spotlights, exposed ceiling beams and a continuation of the flagstone flooring.

Sitting Room
Also having the benefit of views across the garden. There is flagstone flooring, original built-in cabinetry and a central fireplace with decorative stone mantel and a Morso cast iron multi-fuel burner, exposed ceiling beam and spotlights.

Breakfast Kitchen
A fabulous heart of the home, this sizeable breakfast kitchen has space for informal seating and dining with several windows overlooking the front garden and door providing access to the outside. There is a bespoke hand crafted kitchen with predominantly fitted base units with granite worktops, twin ceramic Belfast sink with mixer tap and pull-out hose. Feature large central island with solid wood worktop and breakfast bar. Within the kitchen there is an Aga module with three ovens and hotplates set within a canopy. Further integrated within the kitchen is a Bosch dishwasher, larder fridge and integrated bins, quarry tiled flooring throughout and a cosy seated window overlooking the garden, exposed beams to ceiling with spotlights.

Utility/Boot Room
A substantial utility with a ceramic Belfast sink, plumbing and space for various appliances and original quarry tiled floor, window to the front and original built-in pantry cupboard.

Dining Room
A fabulous room within the property, this large room has a high vaulted ceiling and wide glazed windows and French doors connecting to the garden and external patio terrace. Central cast iron multi-fuel burning stove situated on a slate hearth, tiled flooring throughout and panel and latch door providing access to a secondary staircase to the first floor, further door through to:

Inner Hall
With a continuation of the tiled floor, bespoke hand crafted cabinetry that houses a Worcester Bosch oil fired central heating boiler, window to the side and exposed beams to the ceiling, panelled latch door and steps rising to the home office.

Home Office
Accessed externally via a wide glazed door, this fabulous room offers huge versatility, ideal as a home office with original flagstone flooring, exposed ceiling beams and spotlights, rear door leading to the garden.

Built-in Cloakroom
With coat hanging and providing storage.

Cloaks/WC
Fitted with a two piece Heritage suite comprising wash hand basin and toilet, tile effect flooring, spotlights to ceiling, chrome towel heater and radiator.

Cellar
Providing good storage and connected with a light.

First Floor Landing
The landing is approached via two staircases, with the main staircase rising from the entrance hall onto a sizeable galleried landing with fitted book shelving, access to the loft, window overlooking the gardens and spotlights. Doors to:

Bedroom One
An attractive main bedroom with vaulted ceiling, roof light and window to the front and rear. A focal point within the room is the glazed cast iron multi-fuel burning stove, exposed ceiling beams and door through to:

En-suite WC
Fitted with a Heritage suite consisting of wash hand basin and toilet, fitted shelving for shoe storage.

Bedroom Two
An attractive room with elevated views over the garden and fields beyond. There is a central original cast iron fireplace.

Bedroom Three
Also having an original cast iron painted fireplace, there is integrated wardrobes, spotlights and pleasant views over the garden and fields beyond.

Bedroom Four
A fourth double room with window overlooking the front garden and orchard beyond. There are spotlights and a built-in cupboard.

Bedroom Five
A sizeable fifth room with a window overlooking the front and access through to loft.

Principal Bathroom
A luxuriously refitted and appointed bathroom consisting of a five piece suite with panelled bath, twin basins set within a vanity unit with marble top and splashback and LED lit mirror. A large shower cubicle with twin showerhead and toilet, marble tiling to the walls and windows to each elevation with wooden shutters, chrome towel heater and spotlights to the ceiling. The bathroom is accessed from each landing. Panelled latch door leads through to:

Rear Landing
Also accessed from the second staircase, on the mid stairway, a door leads through to the laundry cupboard with window to the side, wood flooring and shelving and steps rise to the main bedroom.

Games Room
A fabulous space for family living and entertaining offering huge versatility, this large room with architectural glazed gable which overlooks the garden has a exposed vaulted ceiling with ceiling beams, oak flooring throughout and original three glazed windows with shutters.

Outbuildings


Large Barn
There is a double height vaulted barn with flagstone flooring, access to both the front and rear elevations, staircase rising to a first floor mezzanine providing generous storage and having two windows overlooking the gardens, connected with power and lighting and 3-phase supply.

Carport
An open fronted carport with stable door connecting to the rear garden. There is a concealed oil tank and first floor mezzanine storage.

Stables
Accessed from the rear are two independent stables, each having their own stable door and window and connected with lighting.

Garage
The property has an oversized garage accessed via double doors from the side elevation with exposed brick flooring, high vaulted ceiling with power and light and blocked off doorway that connects to the games room.

Atcost Building
There is a substantial Atcost building consisting of four bays and measuring 60' x 60'.

Outside to the Front
The property is approached via a five bar timber gate onto a sweeping gravel driveway which leads to the front of the property where there is a vast driveway and parking for numerous vehicles beneath the Atcost building and within the garage. There is a formal lawned front garden with established hedgerows and post and rail fencing to the boundaries. Pathway to the property and wide access to the paddock.

Outside to the Rear
The rear garden is spectacular and a real feature, having been professionally landscaped with a central patio terrace with gravel beds and various seating areas including a sunken patio with lighting. Steps from the terrace lead down to a large lawn, at the end of which the River Chater runs through with a footbridge that crosses over and leads to a copse with a variety of species of trees.

Paddock
Situated in front of the property is a 5.25 acre paddock which has water connection, laid to grass with established boundaries which comprise post and rail fencing and hedgerows beyond. The paddock is accessed from both the front of the property and from a secondary access off the lane.

Orchard
An established orchard full of a variety of fruit trees totalling 2 acres located across the lane from the property.

Services Miscellaneous
It is our understanding the property is connected to mains electricity and water. It has its own cesspit for foul drainage. The property has central heating and is heated by an oil fired boiler with the oil tank located within the carport. There is a right of way crossing the first part of the paddock with vehicular and pedestrian access for the neighbouring property, Chater Barn. There is also a right of access across the orchard to the neighbouring land owner. Planning permission was granted for an extension and conversion of the connecting barns to the main home. The application was passed by Harborough District Council and the reference is 98/00754/FUL. Full planning was granted in August 1998. Part of the building works have been completed and therefore, the planning permission is enacted. Plans can be made available upon request. The plans passed include a two storey extension to create a principal bedroom with en-suite, an enlarged living dining kitchen and garden room, a new entrance hallway as well as the conversion of the existing barns into further living accommodation. Planning permission also exists for a two bedroom, two bathroom apartment situated next to the games room. To check Internet and Mobile Availability please use the following link: checker.ofcom.org.uk/en-gb/broadband-coverage To check Flood Risk please use the following link: check-long-term-flood-risk.service.gov.uk/postcode