SUMMARY
Entrance Hallway : entered via hardwood glazed door to entrance hallway with travertine flooring, cast iron radiators and stairs to first floor landing.

Sitting Room : (25.91 x 21.9 ft) a large room with stone fire surround, timber double glazed windows, radiators.

Sun Room : overlooking the yard, electric heater and tiled flooring.

Internal Hallway : with radiator and beamed ceiling.

WC/Cloakroom : with low flush WC, chrome heated towel rail, quartz sink on vanity unit, sliding doors for storage (coats etc) radiator and tiled flooring.

Snug : (13.94 x 13.96 ft) with radiator and original stone fire surround (flue not in service and not to be used).

Kitchen : a traditional solid oak fitted kitchen comprising a range of eye and base level units, double glazed uPVC doors opening to garden, large fridge freezer (not to be maintained or replaced by the landlord), inbuilt hotpoint electric oven and hob, integrated extractor fan, built in under counter fridge and freezer, freestanding oil fired AGA, inbuilt dishwasher, composite sink, tiled splashbacks, travertine floor and ceiling spotlights.

Conservatory : a large timber conservatory with double doors opening to patio with views over paddock land with electric heating and tiled flooring.

Utility Room : (10.69 x 12.75 ft) with pine stable door to utility room comprising a range of eye and base level units, beech worktops, belfast sink, space for washing machine, spotlights, clothes airer and radiator.

Office/Study : (12.75 x 12.97 ft) with radiators and spotlights.

Tack/Boot Room : with timber pine stable door with a range of solid wood painted units, saddle racks, floor mounted oil fired boiler, door to courtyard and door to WC.

Stairwell/Landing : solid oak balustrades and bannister, radiator and loft hatch. (not to be used).

Bedroom One : (13.63 x 16.38 ft) a large bedroom with radiators (air con unit to be maintained or replaced by the landlord), with archway to dressing area and door to ensuite.

Ensuite : with 2 vanity sinks, low flush WC, freestanding claw foot bath, bidet, mixer shower, chrome heated rail, radiator and wood effect laminate flooring.

Bedroom Two : (14.03 x 9.58 ft) with radiator and solid oak cupboard housing the immersion heater tank and timer with archway to ensuite.

Ensuite : with low flush WC, sink and cupboard

Bedroom Three : (10.44 x 8.72 ft) a single bedroom with radiator.

Bedroom Four : (10.54 x 14.04 ft) a double bedroom with radiator.

Bedroom Five : (14.42 x 10.10 ft) a double bedroom with radiators, limed oak dressing table and wardrobe and open arch to ensuite

Ensuite : with low flush WC, towel rail, vanity sink in granite worktop, shower enclosure with mixer shower.

Master Bathroom : low flush WC, sink in vanity unit and bath, spotlights and wooden flooring.

Outside : Timber 5 bar gate to stable yard which is block paved with drainage, there is a small side garden and front garden mainly laid to lawn with a pond.

Stables : 9 stables in total comprising 3 timber and 6 brick built stables with seperate menage. There are also 4 paddocks totalling 6.5 acres of paddock land. Please note that the paddock land will be drawn up on a seperate grazing license and the paddock land is for hobbyist or personal use only with no livery or business use permitted. The tenant is responsible for the upkeep of the fencing to the boundries of the paddocks along with all hedge trimming. There are also 2 hay barns included within the let.

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 licence 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.

IMPORTANT TENANCY INFORMATION
The Property Is UNFURNISHED to include some curtains poles only.

Council Tax : Melton Borough Council : Band G.

Deposit : £4,038

Term : An assured periodic tenancy is offered and a grazing license offered for the paddock land.

Services : Mains electricity, water. Private drainage. Oil fired central heating (any remaining oil to be paid for by the tenant at the start of the tenancy).

EPC : Band E.

INTERNET : ADSL and satellite available

PADDOCKS : The paddock land will be drawn up under a grazing license and the stables and paddock land cannot be used for commercial or business purposes. The facilities are to be used for personal/hobby use only. There will be a charge of £150 (plus VAT) for us to administer the grazing license payable by the tenant.

VIEWINGS : Strictly by appointment with Shouler & Son only.

Holding Deposit : Equivalent of one weeks rent inc VAT.

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
To locate the property take Hicking Lane out of Long Clawson and proceed down this road, after half a mile you will see a turning on your right hand side into Hollytree Farm, proceed down this track and as the track forks at the bottom take the left hand side track and follow this track until you reach Glebe Farm situated to the top of the track.