"DoubleClick Insert Picture" Hamel House, Boothorpe Lane, Boothorpe, Swadlincote, DE11 8BL

Hamel House, Boothorpe Lane Boothorpe, Swadlincote, DE11 Asking Price £900,000 A rare opportunity to purchase a stunning, bespoke, beautifully adapted and re-appointed Grade II Listed Barn Conversion, approaching

4,700 sqft plus Annex situated in the heart of the National Forest. The accommodation over two levels includes; a glass galleried landing; dual height inner reception hall; three generous

living areas all with vaulted ceilings; an exceptional 37 ft open plan living/kitchen together with ancillary accommodation; a spacious 470 sqft Master Bedroom plus Dressing Room and En-suite; three further Bedrooms; two Bathrooms; one Bedroom Annex and private gardens.

Features • Stunning bespoke 4,700 sqft plus Annex family

home • Three generous reception rooms plus dual

height vaulted glass balcony inner hallway • Superb 37 ft (750 sqft) open plan living/kitchen • Four generous double bedrooms, three

bathrooms and one bedroom Annex • Private landscaped gardens with a unique over-

water floating entrance walkway • Quiet Hamlet location ideal for commuting

throughout the East Midlands

Location A sought after Hamlet located within the National Forest, conveniently placed for easy access to Blackfordby village with road links to the market town of Ashby De La Zouch,

offering a range of local amenities and facilities together with immediate road links to the M42 and therefore the M1 and further motorway networks.

Ashby De La Zouch - 4 miles Derby - 15 miles Leicester - 21 miles Nottingham East Midlands Parkway and Tamworth Mainline

Station – 18 miles East Midlands Airport – 15 miles Birmingham International Airport - 28 miles

Ground Floor Approached over a unique water crossing with oversailing paved pathway, the property has a substantial timber entrance door with twin floor length windows into the light and spacious vaulted entrance hall. From here there is an open aspect to the rear with steps rising to the rear day room and studio, enjoying twin patio doors onto the

rear private gardens. Also accessed from the entrance hall is the generous 25 ft vaulted principle sitting room with a contemporary feel incorporating a feature log burner and views over the gardens. At the heart of the house is a magnificent dual height vaulted reception hall with glass balcony and galleried landing above incorporating a library area and providing separate doors off to the Guest and Master bedroom suites. From the

reception hall, there is an inner hall with guest cloakroom and access to the 37 ft living/dining/kitchen with dual aspect, the focal point of which is the contemporary fireplace with log burner. The room is currently divided into three principle areas including; sitting area; dining area and beautifully appointed kitchen with a large island unit, all enjoying views over the private gardens. From here a further door leads to the vaulted 25 ft boot room and

second separate cloakroom. Completing the ground floor accommodation are two generous double bedrooms both with fitted wardrobes and a modern family bathroom overlooking the rear gardens.

First Floor From the glass balcony galleried landing, a door leads off to the master bedroom with dressing room; contemporary five piece en-suite with large walk in shower, twin basin and twin bath; a magnificent vaulted 450 sqft Master bedroom. The Guest bedroom suite located on the rear also benefits from a modern bathroom en-suite.

Annex Attached to the property is a terraced one bedroom bungalow, currently incorporating; a kitchenette; dual aspect double bedroom; open plan living room and bathroom/WC. The annex also enjoys private parking adjacent to the main residence.

Outside Approached through a shared private driveway below the original Dovecote and through double wooden entrance

gates, there is a generous gravelled parking apron. The overall site primarily laid to shaped lawns with established borders totals approximately 0.5 Acres or thereabouts backing onto public footpaths and with direct access to the

National Forest.

A rare opportunity to purchase a stunning, bespoke, beautifully

adapted and re-appointed Grade II Listed Barn Conversion, approaching 4,700 sqft plus Annex situated in the

heart of the National Forest. Conversion

Viewing Strictly by prior appointment via the agents, Andrew Johnson & Company. 01530 410930

Fixtures and Fittings Only those items in the nature of fixtures and fittings mentioned in these particulars are included in the sale. Other items are specifically excluded. None of the appliances have been tested by the agents and they are not certified or warranted in any way.

Services None of the available services have been tested and purchasers should note that it is their specific responsibility to make their own enquiries of the appropriate authorities as to the location, adequacy and availability of mains water, electricity, gas and drainage services.

Local Authority North West Leicestershire District Council 01530 454545 Band G

This property is Grade II listed and does not require an EPC

Howkins and Harrison 58 Market Street, Ashby de la Zouch, Leicestershire LE65 1AN

Telephone 01530 410930 Email ashbyproperty@howkinsandharrison.co.uk Web howkinsandharrison.co.uk Facebook HowkinsandHarrison Twitter HowkinsLLP Instagram HowkinsLLP

Every care has been taken with the preparation of these Sales Particulars, but complete accuracy cannot be guaranteed. In all cases, buyers should verify matters for themselves. Where property alterations have been undertaken buyers should check that relevant permissions have been obtained. If there is any point, which is of particular importance let us know and we will verify it for you. These Particulars do not constitute a contract or part of a contract. All measurements are approximate. The Fixtures, Fittings, Services & Appliances have not been tested and therefore no guarantee can be given that they are in working order. Photographs are provided for general information and it cannot be inferred that any item shown is included in the sale. Plans are provided for general guidance and are not to scale.