Manor Farmhouse, Sudborough, Kettering,

SITUATION
Manor Farmhouse sits in a private position on the north western edge of the village of Sudborough, a designated conservation village lying just north of the market town of Thrapston (4 miles), which has a selection of local shops, banks, supermarket and professional services. More major facilities are available in nearby Kettering (10 miles), Corby (7 miles), Northampton (27 miles) and the regional shopping centre of East Anglia at Peterborough (25 miles).

Communications to the area are excellent, with the A14 to the south, connecting both the A1 and M1/M6 motorways. High speed train services are available at Corby, Wellingborough, Kettering and Market Harborough, to London St Pancras International. International air travel is within easy distance at Stansted, Luton, East Midlands and Birmingham.

The area enjoys good schooling, with independent schools at Kimbolton, Oundle, Maidwell, Spratton and Wellingborough as well as an array of highly regarded non-private schooling such as The Brooke Weston Trust with its family of primary and secondary schools in Northamptonshire and Cambridgeshire.
Sporting and leisure activities include golf at Oundle, Kettering and Wellingborough. Water pursuits are at Grafham Water, Pitsford Reservoir and Rutland Water. There is an extensive network of bridleways and footpaths in the area.

DESCRIPTION
The front door of Manor Farmhouse opens into a light and bright entrance hallway from where most of the principal rooms on the ground floor may be accessed. It is possible to walk straight through to the rear of the home, via central walkway, a feature affording lots of natural light and an ease of flow that is rarely seen. Examples of the Georgian era are seen throughout the property, not least in the drawing room. This large room is an amalgamation of two rooms spanning the width of the house, enjoying a window seat overlooking the rear gardens and further benefitting from a wood burning stove within the fireplace set beneath a bressummer beam. Returning to the central Hall, from where stairs rise to the first floor, passing the discreet laundry the family kitchen is found. Enjoying its own access via rear porch from the driveway, this light and bright space has a separate pantry, central island, Everhot electric range, seating area and access straight out to the rear garden. Completing the ground floor is an elegant dining room, cloakroom and understairs access to a useful cellar.

To the first floor, a large landing provides access to the spacious principal bedroom and its generous ensuite bathroom. There are two further double bedrooms; one Jack and Jill to the family bathroom. Rising to the second floor, the remaining four bedrooms, together with a family shower room complete the property.

OUTSIDE
To the front of the property is a large gravel driveway bordered by lawns, with some planting and trees providing interest. The beautiful gardens to the rear are surrounded by mature trees affording ample cover with herbaceous borders and climbing plants adding both colour and depth. The landscaped lawns and deep flowering borders run right to the house and gently envelop. Surrounded in the main, by a pretty brick wall, privacy and security are welcome features.

Manor Farmhouse enjoys two rights of access and ample parking. The principal via a shared access from Sudborough Road, leading to a picturesque drive, passing the old farm buildings (not owned) and to the front of the house. The alternative from Newton Lane to the private and enclosed drive to the front of the house. On arrival, there is a detached double garage block with a separate large storage area. Beyond the drive and to the north is the additional land which lies in a ring-fenced block, ideal for grazing or for children’s games. In all, the property amounts to about 3 acres (subject to measured survey).

GENERAL REMARKS

SERVICES
Mains water, electricity and drainage are connected. Oil central heating. 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 fitting and garden ornaments are specifically excluded but may be available by separate negotiation.

STATUTORY AUTHORITY
North Northamptonshire Council:

COUNCIL TAX
Band G

TENURE
Freehold

RIGHTS OF WAY, EASEMENTS, WAY LEAVES
The property will be sold subject to the benefit of all existing rights, both public and private including rights of way, supply of drainage, water abstraction, electricity supplies and other rights, covenants, restrictions and obligations, quasi-easements and all wayleaves, whether referred to or not.

It may be necessary for rights and reservations to be made to provide services, access and maintenance to the properties if the property is not sold as a whole.

PLANS, AREAS AND SCHEDULES
The plans and associated acreages have been prepared for illustrative purposes and their accuracy cannot be guaranteed.

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

DIRECTIONS
Leaving the A6116, enter Sudborough Village and proceed along Sudborough Road through the village centre. As you pass Newton Lane (reconnecting to the A6116) on your right hand side, the drive for Manor Farmhouse is on your right, defined by attractive estate fencing. Proceed up the drive, shared initially, and follow up and to the right where the drive becomes private and Manor Farmhouse may be found.

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. May 2024.