Situation
Weston by Welland is a popular Welland Valley village with an excellent pub, set in some glorious undulating countryside. The neighbouring village of Medbourne has a shop, café, pub and sports club, while at Ashley there is a highly regarded farm shop.
The nearby market town of Market Harborough is just four miles away and provides a good range of everyday shopping facilities including a market, theatre, and rail link to London St Pancras International in approximately 1 hour.
Road links are excellent with the A47 connecting Leicester and Peterborough, while the A14 allows fast access both east and west. International air travel is available at East Midlands Airport,

Birmingham, Stansted and Luton.
Schooling in the area is excellent with a primaries at Wilbarston, Church Langton and Great Bowden and secondary in Market Harborough. There are also many choices of independent schools including Oakham, Uppingham, Leicester Grammar, Oundle and Stamford.
Recreational facilities in the area are renowned with Rutland Water set to the north, between Uppingham and Oakham. This provides excellent sailing and fishing facilities together with scenic walks and the Rutland Water Cycle Route. The new opera house at Nevill Holt is also developing a national reputation.

Description
Crabtree Lodge is a handsome, ironstone house with ashlar stone bands under a slate roof, with red brick extension to the rear. It overlooks The Green but is set back from the road behind a lawned front garden. Dating from 1828 and Listed Grade II, the house has been considerably extended over the years, most notably with the addition of a brick wing to the rear. The principal rooms all have large sash windows and excellent ceiling heights. It stands in gardens and grounds of just over one acre, including a number of useful outbuildings, with potential for conversion or development, subject to obtaining the necessary consents. The property is in need of modernisation and represents a rare opportunity to restore this much loved family home to a buyer's individual specification and layout.

Accommodation
Crabtree Lodge is approached via a tarmac driveway to the right hand side of the house leading to a parking area for several cars at the rear. Everyday access is through a rear doorway into the entrance hall which runs through to the front of the house. From The Green, a pathway leads up through a lawned front garden to a fine central entrance porch with fluted columns and a panelled front door with fanlight over. The entrance hall has a high ceiling with some intricate plaster work.
The drawing room has a bay window with working shutters and an Adam style fireplace with carved surround and pretty arched alcoves on either side with display and cupboard space below. There is some fine plaster work to the ceiling .The dining room is similarly proportioned, with another bay window, and a stone fireplace, with concrete hearth.
The study is at lower ground floor level and has views over the rear garden. The kitchen breakfast room has a Rayburn range, sink unit and a good range of fitted cupboards. It leads into the rear wing with Pantry, WC and a further utility room or scullery, with connecting door to coal shed. There is excellent scope to create a modern kitchen/ living space from these rooms, subject to obtaining the necessary consents.
On the first floor, there is a half landing, with family bathroom off, and three principal bedrooms along the front of the house, all with large sash windows and two with pretty fireplaces.
There are two further bedrooms to the rear and a further store room with potential for conversion to a bathroom, subject to obtaining the necessary consents.

Gardens and grounds
The lawned front garden provides a perfect setting for the house as seen from The Green, and features a pretty Almond tree. The extensive rear gardens are mainly walled and offer immense scope for further development and landscaping, subject to obtaining the necessary consents. There is a large parking area bordered by lawns, with a central pond, with a substantial concrete barn (550 sq ft.) which is currently used as a store. The Bothy, which is a brick building under a slate roof, is currently arranged as a large garage at ground floor level with a games room above, and there is an adjacent brick built lean to. A large vegetable plot runs alongside a high stone wall, and leads to an extensive chicken enclosure which is centred around the brick built former piggeries (750 sq ft) which have undoubted potential for ancillary or accommodation or office space, subject to obtaining the necessary consents. The rest of the plot is mainly wooded with some mature trees including Ash, Hawthorn, Horse Chestnut, and Pine.

Overage
The property will be subject to an overage clause, whereby 30% of any uplift in value with the benefit of planning permission being granted for any additional residential unit or commercial use within a period of 25 years from the completion of the sale, will be retained by the vendor.