SUMMARY
ENTRANCE HALL (7.1m x 2.9m) A grand entrance hall entered via portico and hard wood door with quarry tiled flooring, under stairs cupboard, door to cellar and a
radiator.

LOUNGE (5.7m x 4.5m) with feature marble fireplace and coving. shelving to alcove, window shutters and two radiators.

SITTING ROOM (5.7m x 4.8m) with feature stone fireplace, window shutters and two radiators.

DINING ROOM (5.6m x 4.8m) with feature marble fireplace, window shutters and two radiators.

FITTED KITCHEN (4.5m x 4.2m) with a range of modern base units, stainless steel sink unit set in a laminate worksurface, stainless steel extractor fan, fitted shelving, range oven, integrated dishwasher, space for fridge and a radiator.

CELLAR :

CLOAKROOM (4.2m x 2.8m) with quarry tiled flooring, pedestal wash basin, low flush w.c., built in storage and a radiator.

BOILER ROOM (6.9m x 4.5m) with oil-fired central heating boiler, plumbing for a washing machine, w.c. off and a store room.

STAIRCASE AND LANDING with two radiators, leading to:-

FRONT DOUBLE BEDROOM (5.7m x 4.5m) with a radiator.

FRONT DOUBLE BEDROOM (5.7m x 4.8m) with a radiator and door to:-

SIDE SINGLE BEDROOM (3.5m x 2.6m) with a radiator.

SIDE SINGLE BEDROOM (3.5m x 2.8m) with a radiator, feature fireplace and built-in cupboard.

SIDE DOUBLE BEDROOM (5.5m x 4.4m) with a radiator and a cupboard.

FAMILY BATHROOM (2m x 3.9m) with a refitted white suite comprising freestanding roll top bath, pedestal wash basin and low flush w.c., radiator and an airing cupboard.

SHOWER ROOM (1.5m x 1.2m) with Mixer shower in cubicle and a radiator.

OUTSIDE Large lawned gardens to front, side and rear, vegetable garden, range of outbuildings and garden stores. Car port, gravelled parking and turning area.
Additional land for grazing and stabling may be available by separate negotiation.

The property is situated one mile from Waltham-on-the-Wolds which benefits from a wealth of village amenities including a public house, a post office, delicatessen, church, primary school. Bescaby is within easy travelling distance of Melton Mowbray, Oakham, and Grantham, the latter offers fast direct trains to London Kings Cross.

IMPORTANT TENANCY INFORMATION
The Property Is UNFURNISHED to include carpets and newly installed curtains only.

Council Tax : Melton Borough Council : Band G.

Internet : ADSL and satellite (such as starlink) available.

Deposit : £3,750

Term : An assured periodic tenancy is offered.

Services : Mains electricity, oil fired heating, mains water and private drainage via sceptic tank. (Any remaining oil must be purchased at the point of signing)

EPC : Band F. (Property is currently exempted on hte MEES register given high cost exemption) however a new EPC is on order given the installation of the new boiler.

VIEWINGS : Strictly by appointment with Shouler & Son only.

GRAZING/PADDOCK : Paddock land available close by available by seperate negotiation.

Holding Deposit : Equivalent of one weeks rent inc VAT.

Flood/Erosion Risk: None to report.

Planning Permissions : No planning for surrounding properites. Please consult with planning portal melton.gov

Accessibility: first floor via stairs.

Location : Accessed via working farm.

Construction: Clipsham stone under slate roof.

Relevant letting fees and tenant protection information

As well as paying the rent, you may also be required to make the following permitted payments.
Permitted payments
Before the tenancy starts (payable to Shouler & Son Surveyors the Agent )
Holding Deposit: 1 weeks rent
Deposit: A sum equivalent to 5 weeks rent

During the tenancy (payable to the Agent)
Payment of up to £50.00 if you want to change the tenancy agreement
Payment of interest for the late payment of rent at a rate of 3% above the Lloyds Bank Base Interest Rate
Payment of £50.00 for the reasonably incurred costs for the loss of keys/security devices
Payment of any unpaid rent or other reasonable costs associated with your early termination of the tenancy (two months rent if looking to vacate within the fixed term)

During the tenancy (payable to the provider) if permitted and applicable
Utilities gas, electricity, water
Communications telephone and broadband
Installation of cable/satellite
Subscription to cable/satellite supplier
Television licence
Council Tax
Other permitted payments
Any other permitted payments, not included above, under the relevant legislation including contractual damages.

Tenant protection
Member of The Property Ombudsman, which is a redress scheme. You can find out more details on the agent s website or by contacting the agent directly. Deposits are held in an insured scheme via the tenancy deposit scheme.

LOCATION
Take the A607 Thorpe Road out of Melton. Upon reaching Waltham-on-the-Wolds village centre turn right at the cross-roads. At the top of the village street turn left signed for Bescaby. On entering the hamlet bear right along the concrete driveway over the cattle grid and follow the track towards the farm yard. Turn right once in the farm yard and follow the track round to the left until you reach the property.

DISCLAIMER
TENANT FEES
Upfront Applicant and Referencing Fees - Nil.
Under the Tenant Fees Act 2019 before the tenancy starts the following are payable: -
Deposit: 5 weeks rent (for annual rents up to £50,000).
Initial monthly rent

During the tenancy the tenant(s) are responsible for the rent, all utilities, telephone and internet connections and their relevant subscriptions, television license and Council Tax.

Under the new legislation, permitted payments will also include, but are not limited to, damage as outlined in the Tenancy Agreement, reasonable costs incurred due to loss of keys and security devices, reasonable costs incurred by breach of tenancy by the tenant(s), reasonable costs incurred by the landlord due to early termination of the tenancy as determined by the Tenant Fees Act 2019.

Property Redress
REDRESS: Shouler & Son are a member of UK ALA (The UK Association of Letting Agents) which includes an independent redress scheme and client money protection. For more information about UK ALA please see the following link: https://www.ukala.org.uk/
Client Money Protection
We have client money protection. The name of our scheme is: UKALA (UK Association of Letting Agents).

We produce property particulars in good faith and believe them to be correct. We generally rely on what we are told without obtaining proof. You should verify for yourself such information before entering into a contract to take this property. Neither Shouler & Son nor their clients guarantee accuracy of the particulars, and they are not intended to form any part of a contract. No person in the employment of Shouler & Son has authority to give any representation or warranty in respect of this property.