Larksfield House, Little Humby

Grantham (7.5 miles), Bourne (13 miles)
Sleaford (13 miles), Stamford (25 miles), Rutland (29 miles).
(All distances and times are approximate)

SITUATION

Humby is a small attractive village set amongst delightful rolling countryside providing many country walking, cycling and riding opportunities on quiet country lanes and bridlepaths.

Individual properties radiate from the village green which overlooks an ancient ford of the River Glen. The village has a strong community ethos enjoyed by its varied population which is increasingly family orientated.

Facilities are to be found in the nearby adjacent village of Ropsley which include the well-known Green Man public house which is a walkable distance.

Also to be found in Ropsley is its historic church and very popular village school which includes Humby in its catchment area. A wide range of community activities take place in and around its modern village hall and playing fields where there is a strong sporting agenda particularly for youth football and cricket.

Humby is fifteen minutes from Grantham with its wide range of shops and supermarkets as well as the mainline station serving all parts of the country including high speed rail to London in just over an hour. The nearby A1 also provides fast travel routes. Stamford is located to the south whilst Lincoln, Nottingham and Peterborough are all easily accessible.

Recreational, Arts and sporting opportunities abound in the area as well as historic houses such as Belton House, Belvoir and Grimsthorpe castles. Two Golf courses can be found just outside Grantham and also at nearby Stoke Rochford whilst Rutland Water provides sailing and other water-based activities.

There is an excellent range of Secondary and Independent Schools in the area including Independent, Grammar and Comprehensive schools in Grantham and the Stamford Endowed Schools. Buses to all these schools operate from Humby village green. The village also offers fast broadband connectivity and good mobile phone coverage.

DESCRIPTION

Stepping through the oak front porch and into the elegant entrance hall, solid oak flooring with exposed stone and timbers enhances the harmonious blend of character and charm of this property.

To the left is a generous downstairs cloakroom with views of the front elevation and features a built-in vanity unit. Moving though the main entrance hall, a dual aspect office with views to the front driveway and side garden, provides a great space to study or work from home. Intricate details such as a wooden grooved dado rail wraps around the room.

Also off the entrance hall is the delightful living room, flooded with natural light from the dual aspect windows and the pretty French doors allowing access to the dining terrace and enjoys beautiful vistas of the countryside. The stunning exposed stone surround fireplace with herringbone detail provides a wonderful focal point to the room and a cosy atmosphere in the cooler months.

From the hall continuing through a half glass door is the magnificent dining room, the perfect space for entertaining and features views of the rear garden and the countryside beyond. This room could also be used as a snug or playroom.

The heart of the home lies in the country-style kitchen that features built in cabinetry and a range of integrated appliances. Exposed stone and timber details fill the room with warmth and character while French doors open to the delightful garden providing a perfect spot for outdoor entertaining or alfresco dining. Off the kitchen is a spacious walk-in pantry and separate well-appointed utility room, featuring built in cabinetry and a large linen closet with ample storage. The utility room also provides access to the side garden and large double garage.

Completing the ground floor is a useful storage cupboard discreetly located under the stairs.

Returning to the entrance hall and alighting the main staircase to the first floor, the spacious landing comprises of four spacious double bedrooms, two ensuites and a stylish family bathroom.

The first double bedroom is the principal suite that is filled with light from the dual aspect windows and enjoys views over Little Humby and the front elevation. It benefits from two walk in wardrobes and an ensuite with shower that has been finished with Karndean flooring and Tongue & Groove panelling.

The guest suite features built-in wardrobes and beautiful deep set, dual aspect windows that enjoy pretty views of the English style garden below and has an ensuite with shower.
Completing the first floor are two further spacious double bedrooms with beautiful views and a lovely family bathroom comprising a wash hand basin, a bathtub with shower attachment, and a WC.

OUTSIDE
Larksfield House is approached by a generous gravel driveway which provides ample parking with a large double garage and electric vehicle charging point. Access to the rear garden can be found through a gate off the driveway flanked with beautiful climbing roses.

The south-west facing garden is utterly charming and features a large dining terrace, a tranquil spot to enjoy the countryside views from. Bordered by a lavender hedge, steps down lead to the formal lawn which rolls down to an area of dappled shade under silver birch trees and features a wonderful wildlife pond.

A delightful oak framed pergola houses a range of beautiful flowers and is surrounded by clematis. Mature hedges, shrubbery and planted pleach lime trees also wrap around the garden offering peaceful privacy.

A further garden area can be found to the side of the house which includes a useful wood store and side gate.

GENERAL REMARKS

SERVICES
Mains water, electricity are connected. Oil central heating. Klargester Treatment Plant for sewage and drainage None of the services have been tested by the agents.
FIXTURES AND FITTINGS
Only those mentioned in these sales particulars are included in the sale. All others, such as curtains, light fittings and garden ornaments are specifically excluded but may be available by separate negotiation.
STATUTORY AUTHORITY
South Kesteven District Council:
COUNCIL TAX
Band F
TENURE
Freehold
VIEWING
The property may only be inspected by prior arrangement through King West, Tel:
DIRECTIONS
Coming off the A52, turn right and follow the road through Ropsley following Humby Road. Turn right at the green triangle signposted Humby. Continue along the road. Larksfield House is third house on the right. From Great Humby, follow Humby Road in a north direction into Little Humby. At the large village green, follow the road to the right. This road will take you to the property which will be on your left.

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, videos and/or virtual tours 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, address and source of funds 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. July 2024.