Westerby Lane, Smeeton Westerby

Leicester 11 miles (HST to St Pancras International)
Market Harborough 7 miles (HST London St Pancras International)
(All distances approximate)

SITUATION
The popular village of Smeeton Westerby is well known for its scenic quality, footpaths and bridleways, making it ideal for walking and horse riding. The village was once divided into the two separate hamlets of Smeeton and Westerby. The boundary is believed to be marked by two white stones next to Westerby House.

The village contains a public house, church and village hall whilst the neighbouring larger village of Kibworth Beauchamp, within easy walking distance, contains a good array of everyday shopping requirements, healthcare, public houses, restaurants and sports clubs. The city of Leicester to the north provides extensive shopping, leisure and business facilities.

Communication in the area is excellent with the city of Leicester offering a high-speed rail link to London St Pancras International, also available from the nearby town of Market Harborough to the south. By road the M1 connects to junctions 20 and 21. The M69 connecting via junction 21 of the M1 to the major arterial networks of the Midlands and south.

Educational facilities are excellent with preparatory schools at Uppingham, Leicester, Great Glen and Maidwell, secondary education at Leicester, Uppingham, Oakham, Oundle and Rugby.

The area is well known for its sporting and recreational activities. Golf is available throughout Leicestershire and Market Harborough with water sports including sailing and fishing on Rutland Water.

THE PROPERTY
Red brick set under a tiled roof, Smeeton Farm comprises a former farmhouse with extensive outbuildings and stabling, all complemented by approximately 10 acres of pasture.

Having been in the hands of the same family for over 20 years, Smeeton Farm has been a much-loved home, and now is ready for a new lease of life in the hands of a new owner. Offering a traditional layout with a dining room to the front of the house, drawing room to the rear overlooking the terrace, and a well-equipped kitchen with integrated fridge and oven, plus dishwasher, and beyond the kitchen, a comfortable sitting room overlooks the garden. Set to one end of the kitchen is a generous utility / laundry room, and off the hallway is a cloakroom.

To the first floor, there are four bedrooms, three of which are well-sized doubles, the principal having an en-suite bathroom and door out onto a balcony overlooking the rear garden. The main bathroom is of a good size, with the bath being set within an arched enclosed area.

The rear of the property, including the drawing room, sitting room, main bedroom and third bedroom all enjoy lovely views over the garden and across the valley beyond towards the Grand Union Canal.

THE OUTISDE
The driveway for Smeeton Farm is entered via a five-bar gate and sweeps around to the rear of the house where there is ample hard standing. Steps lead up to an excellent terrace across the back of the house, and to the back door, leading into the rear hall.

The gardens are of a very good size, being just under three quarters of an acre; primarily laid to lawn, post and rail boundary to the rear, with mature trees and a lovely greenhouse. A walled kitchen garden set to one side.

Beyond the garden, pastureland extends to the south of the property, in all approximately 10 acres. Historically this has been grazed by a neighbouring landowner, and this arrangement would be welcomed again should it suit the eventual purchaser.

Attached to Smeeton Farm is a most excellent run of outbuildings with hayloft, former milking parlour, stables and a building that was once the village butchers.

SERVICES
None of the services have been tested by the agents.

LOCAL AUTORITY
Harborough District Council

COUNCIL TAX BAND
Band G

VIEWING
The property may only be inspected by prior arrangement through King West. Tel: .

IMPORTANT NOTICE
King West, their joint Agents (if any) and clients give notice that:
1. These property particulars should not be regarded as an offer, or contract or part of one. You should not rely on any statements by King West in the particulars, or by word of mouth or in writing as being factually accurate about the property, nor its condition or its value. We have no authority to make any representations or warranties in relation to the property either here or elsewhere and accordingly any information given is entirely without responsibility.
2. The photographs illustrate parts of the property as were apparent at the time they were taken. Any areas, measurements or distances are approximate only.
3. Any reference to the use or alterations of any part of the property does not imply that the necessary planning, building regulations or other consents have been obtained. It is the responsibility of a purchaser or lessee to confirm that these have been dealt with properly and that all information is correct.
4. All dimensions, descriptions, areas, reference to condition and permission for use and occupation and their details are given in good faith and are believed to be correct, but intending purchasers should not rely upon them as statements of fact but must satisfy themselves by inspection or otherwise as to the accuracy of each item.
5. King West have not tested any services, equipment or facilities, the buyer or lessee must satisfy themselves by inspection or otherwise.
6. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce satisfactory proof of their identification and address at the point any sale is agreed in order to comply with The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017. King West asks for your co-operation in this regard.
7. These particulars should not be reproduced without prior consent of King West. August 2023