• Reception Hall +
• Two Reception Rooms +
• Kitchen/ Breakfast Room +
• Utility Room, Cloakroom +
• Principal Bedroom with Ensuite +
• Three Further Bedrooms +
• Family Bathroom +
• Mature Garden +
• Driveway Parking & Double Garage +

Market Harborough 7 miles (with HST to St Pancras International)
Kettering 8.5 miles (HST to St Pancras International)
Northampton 13 miles (HST to London Euston)
(All distances approximate)

The Situation
Appleton Farm is situated on the edge of the conservation village of Harrington approximately 11 miles to the north of Northampton and 7 miles south of Market Harborough. Village amenities include The Tollemache Arms public house, Warner Edwards gin distillery, a recently refurbished village hall and St Peter’s and St Paul’s Church. Market Harborough boasts good shopping facilities, a theatre, leisure centre and golf club. The county town of Northampton has a thriving commercial centre with extensive leisure and shopping facilities. Numerous golf clubs are nearby, with water sports available at Pitsford Reservoir and Rutland Water. Communications to the area are excellent with the A14 dual carriageway providing a rapid road link east for the A1 and west to the M1 and M6. A mainline rail service connects with London St Pancras from both Market Harborough and Kettering. The major arterial road networks of the Midlands are within close proximity. International air travel is available at East Midlands, Birmingham, Stansted and Luton. Schooling in the area is excellent with preparatory education available at Maidwell Hall and Spratton, primary at Clipston and Maidwell, secondary education at Guilsborough, Leicester, Northampton, Oakham, Oundle, Rugby and Uppingham.

The Property
Appleton Farm is a wonderfully quaint home, Listed Grade II, set to the edge of the village. Having undergone significant improvements by the current owners, it thoughtfully blends all of the original retained features such as beamed ceilings, deep windowsills, open fires, ledge and brace doors, and exposed stone walls together with a classic and modern edge, whilst conserving its undoubtable charm.

The property is accessed through a glazed timber door into a welcoming entrance hallway, with its exposed stone wall, and provides access to all of the rooms and guest cloakroom. The kitchen is fitted with a French inspired theme and is equipped with a range of freestanding, base level units with zinc worktops and plenty of space for appliances. The kitchen free flows into a timber sunroom which forms an ideal dining space which is surrounded by views over the private garden. A useful laundry/ boot room is located close by to the kitchen and includes space for appliances, fitted coats and boots storage and directly accesses the garage.

The cosy dining room, which could double as a snug room, with its beamed ceiling, creates an intimate formal dining space with an open fireplace and shuttered window overlooking the gardens. It links through to the sitting room which, with its inglenook with oak lintel and wood burner is a wonderful retreat and can connect to the garden through what was the original front door. Opposite the sitting room is an inner hallway with French doors leading onto the gravelled driveway, creating a useful nook ideal for additional workspace if required. A useful study/ playroom completes the ground floor.

To the first floor, are four excellent sized double bedrooms, all with garden views. The principal bedroom has a dual aspect over the garden and a well appointed ensuite shower room. The main bathroom, which includes separate double shower enclosure and bath, is a beautifully restful space which has views towards the open fields beyond.

Appleton Farm benefits from approved planning permission for a first floor extension over the garage, conversion of the exisiting garage and a single storey rear extension. Creating a large kitchen/ dining/ family room and master suite. Further details available from the selling agents.,

Outside
The very private gardens wrap around the wisteria framed house, and are beautifully presented, with a large lawn, and mature high hedging to the perimeter. The large stone terrace is easily accessible from the kitchen/ sunroom and provides the perfect spot to enjoy the southerly facing aspect. There is plenty of space for storage sheds to the side of the property and the utility room is accessible from here.

Appleton Farm offers private driveway parking for two to four cars in front of a large garage. The wonderful gardens are enclosed by high hedging and are mainly laid to lawn with a brick paved pathway leading around the property to a large stone paved terrace which creates a wonderful outdoor dining area.

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

Council Tax Band
Band - F

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

Local Authority
North Northamptonshire Council

EPC Rating
Exempt

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. November 2024.