LOCATION:  Rural location in the small village of Tixover standing beside the   River   Welland on the edge of Rutland.  Stamford 6 miles, easy access to Peterborough and  Leicester via A47 and to Stamford and Kettering via A43.

AMENITIES:  Ample shops, schools and services in Stamford and Uppingham. Pretty village church on the edge of the village. Popular pub restaurants in Duddington and Collyweston.

ACCOMMODATION:

GROUND FLOOR:  Road level.

Hall

Cloakroom with WC and handbasin, tiling to suite.

Master Bedroom – 3.58m x 3.81m (11'9" x 12'6")
Views to rear.  TV point.  Telephone point.

En-suite Bathroom – 2.79m x 1.75m (9'2" x 5'9")
White suite comprising bath, hand basin, shower cubicle and wc.

Study/Bedroom 4 – 2.64m x 2.92m (8'8" x 9'7")
Views to rear.  TV point.  Telephone point.

LOWER GROUND FLOOR:   Underfloor heating on this floor

Hall

Cloakroom/WC with WC and handbasin, tiling to suite.

Lounge – 3.58m x 5.71m (11'9" x 18'9")
French doors to conservatory.  Views to rear. TV point.  Telephone point.

Kitchen/Family Room – 2.64m x 5.69m (8'8" x 18'8")
Extensive range of quality units by Foxdown Kitchens of Leicester including integrated oven, hob, dishwasher and fridge. Granite worktops with integral dining table.  French doors to conservatory. TV point.  Telephone point.

Utility – 1.8m x 2.24m (5'11" x 7'4")
Boiler cupboard with gas boiler.

Conservatory – 8.13m x 2.64m (25'9" x 8'8")
Stone plinth with traditional style UPVC double glazed units above.  French doors to garden.  View over open countryside.

FIRST FLOOR:

Landing
Velux rooflight.

Bedroom 3 – 2.69m x 4.31m (8'10" x 14'2")
Rooflight to rear.  TV point.  Telephone point.

Bedroom 2 – 3.66m x 4.31m (12'0" x 14'2")
Rooflight to rear.  TV point.  Telephone point.

Shower Room – 2.74m x 1.55m (9'0" max x 5'1")
Rooflight to front.  Shower, handbasin and WC, tiling to suite.

OUTSIDE: 

Integral Garage – 2.69m x 5.03m (8'10" x 16'6"), side door to Hall.

GROUNDS: Landscaped gardens sloping down to the River Welland, partly lawned with beds and sun terrace to Conservatory. Wood jetty to river.

SERVICES:  Mains water, electricity, gas and drainage connected. None of the services, heating systems or equipment has been tested by the Vendors or the selling agents and purchasers should satisfy themselves as to their condition and suitability.

CENTRAL HEATING:  High performance gas fired condensing boiler to underfloor heating to lower ground floor, radiators with thermostatic valves to the remainder.

DOUBLE GLAZING: Sealed unit double glazing in wooden frames.

COUNCIL TAX:  To be assessed.

DIRECTIONS:  From Stamford take the A43 (Kettering Road) through Easton on the Hill and Collyweston.  At the Duddington roundabout turn right onto the A47 continue approximately 1 mile then turn left into the Village of Tixover, the property is straight ahead behind the village notice board.

INSPECTION:  Easily arranged by prior appointment through Paul Johnson Property Consultants.  If you are travelling a long distance, please telephone before departure to ensure the property is still available.

INTERESTED?:  All offers and negotiations to be conducted through Paul Johnson Property Consultants, subject to contract.