Farm House For Sale

Brook Farm, Dog Lane, Wilson, Melbourne, Derby

Guide price £1,100,000 Sale Agreed

A farm house requiring further modernisation. Including traditional buildings and paddock. Best offers invited for Tuesday 17th May at 3pm.

  • Two formal reception rooms, and snug/study
  • Traditional farm house style kitchen with AGA & island
  • Six double bedrooms with kitchenette on the top floor
  • Two bathrooms
  • Large driveway
  • Part two storey traditional building
  • L-shaped single storey traditional building
  • Open fronted brick and stone building
  • Paddock extending to about 1.01 acres
  • About 1.72 acres in total

Best offers are invited for 3pm on Tuesday 17th May. Proof of funds are to be submitted with these offers. Further details available from Fisher German.

Brook Farm is situated on a quiet no through lane on the edge of the sought-after village of Wilson. The property also benefits from pedestrian access from Main Street.

Wilson is a particularly attractive rural hamlet on the Leicestershire-Derbyshire border with exceptional commuter links to Derby, Nottingham, Leicester and Birmingham. East Midlands airport is just under 4 miles to the east, although the village is not under the flight path, and there is a well thought of public house and a health spa in the village, The Spa at Breedon Priory.

Just two miles to the north is the revered and well-serviced historic market charter town of Melbourne, where there is a full and exhaustive array of amenities mixed with boutique shops and eateries all centred around a beautiful square. There is excellent local state and private schooling available within close proximity. Repton School, Repton Prep, Twycross House, Loughborough Endowed School and Trent College are all easily accessible.

The area offers a wide range of sporting facilities including sailing clubs at Foremark Reservoir and Staunton Harold Reservoir, and motor racing at Donington Park. There is also Breedon Priory Health Club which offers a gym, exercise studio and swimming pool. This is separate to the day spa. Additionally, there is easy access to footpaths and National Trails, the Cloud Trail cycle path is also accessed from within the village.

Brook Farm is believed to date back to around 1796, and has retained many of its original features, including some exposed beams, fireplaces and timber flooring. In recent years the vendors have begun the undertaking of upgrading the property, to include new windows, kitchen and family bathroom, with a lot of work carried out between 2017 and 2020. The house extends to about 3571 sq ft (GIA) including two attached stores and is presented at an ideal stage for a new owner to continue with further modernisation and improvement works.

A wide front door with a classic Georgian fan light above opens into the dining hall, which overlooks the pretty front garden and has an oak staircase leading to the first floor, an open fireplace with storage cupboards either side, and an oak stable door leading into the kitchen. The shaker style kitchen has a traditional farm house feel, with an electric AGA, twin Belfast sinks, and large island which incorporates a breakfast bar. There is also an electric oven and microwave combi.

Accessed from both the kitchen and dining hall is the rear hallway, which along with the snug and kitchen, has Amtico flooring. The rear hallway provides entry to the formal sitting room, study/snug and boot room. The formal sitting room is brimming with features, including exposed beams and an open fireplace with half crescent windows either side. There are French doors providing a lovely view over the side garden. There is a further reception room to the rear which is currently being used as a snug/study.

An original latched door leads through to a spacious rear entrance hall/boot room, which has a quarry floor tiled floor and a door leading to the utility room, as well as two external doors. There is also a WC and housing for the boiler. The utility room is dual aspect and has further external access to the courtyard.

Off the first floor landing there are four light and airy double bedrooms and a well presented family bathroom. The two bedrooms to the front of the property have splendid views over the Dog Lane and fields beyond. There are fitted wardrobes in one of the bedrooms. The family bathroom has panelled walls, boasting a four piece suite with a roll top bath, Burlington sink, separate waterfall shower and Victorian towel radiator.

This staircase continues to the second floor which is set up as ancillary accommodation and in brief includes; two double bedrooms with vaulted ceilings (one is currently being used as a reception room), providing views to the front. A kitchen includes a freestanding electric cooker, plumbing for a washing machine and space for a fridge/freezer. There is also a bathroom with tiled floor, bath and wash basin, and a large separate storage room. Further modernisation is required on the second floor.

To the north of the house, a courtyard is formed by an impressive range of traditional buildings of brick and stone construction. These buildings offer exciting potential to be converted to a variety of uses ancillary to the house, such as secondary accommodation, leisure purposes, or home office space. In addition, conversion of some of the buildings to independent residential use might be possible. Any change of use would be subject to the necessary consents and potential purchasers need to take their own independent advice on this. In their current format the buildings offer general storage, workshop space and stabling in the form of seven loose boxes (some with the original mangers). There are plenty of electricity points and lighting, and an internal water supply.

In brief the buildings comprise:
1. An L-shaped single storey range of about 1,979 sq ft GIA
2. A part two storey range of about 1,156 sq ft GIA
3. An open fronted single storey field barn of about 810 sq ft GIA

Brook Farm sits within an attractive plot of approximately 1.72 acres including garden and paddock land. The property is approached via a small stone bridge crossing a babbling brook and from which the handsome Georgian façade of the house can be seen. To the front of the house there is a beech hedge and a mixture of willow and silver birch trees which provide further privacy. The gravelled driveway winds round to the side of the property, where you will find plenty of parking in the courtyard. The property enjoys delightful wrap-around gardens which are mainly laid to lawn, with plenty of points of interest including an original brick wall, a swimming pool (unheated and without filter), with outdoor entertaining area.

Adjoining the buildings is a paddock area extending to about 1.01 acres, including some fruit trees, and a pedestrian gate set in a pretty stone wall provides pedestrian access to Main Street.

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