Whalebones, Knossington 12pp - KWS

WHALEBONES, KNOSSINGTON

St Mary’s Street, Stamford
Lincolnshire, PE9 2DE
Tel: 01780 484520
Email: [email protected]
Land & Estate Agents • Commercial
Town Planning & Development Consultants
Offices: Market Harborough • Stamford

These particulars are intended as a guide and must not be relied
upon as statements of facts

Whalebones, 21 Main Street, Knossington, LE15 8LT

Oakham 4 miles (with connecting trains to Peterborough mainline),
Uppingham 8 miles, Stamford 15 miles, Leicester 17 miles, Market Harborough 19 miles
(direct trains to London St. Pancras International in under 1 hour)
(All times and distances are approximate).

A substantial, unlisted, period property with versatile living accommodation, glorious
gardens, far reaching views, all-weather Tennis Court, ample stabling, further
outbuildings and paddock land

• Unlisted, period property to edge of popular village
• Expansive south facing kitchen-living-dining room
• Reception rooms with views to south and east
• Principal double bedroom with dressing room and en-suite bathroom
• Six further double bedrooms, three with en-suite bathrooms
• South-facing terrace from kitchen, with glorious southerly views
• Gardens to include formal lawns and kitchen garden with Alitex green house
• Multiple stabling with accommodation over and potential for change of use (STP)
• Three Bay steel portal vehicle and machinery store

In all, about 11.5 acres, of which approximately 10 acres is paddock land including Tennis Court

Situation

The beautiful, conservation village of Knossington lies on the Rutland/Leicestershire border, just four miles West of
the market town of Oakham. Nestled within glorious, undulating countryside, Knossington has a vibrant community,
with popular pub, pre-school and playground at its heart. Various footpaths and bridleways may be enjoyed locally,
with walks to the nearby villages of Braunston, and Somerby a feature. Village history pre-dates that of the Domesday
Book and Knossington features the fourteenth century Church of St. Peter and the eighteenth-century public
house/restaurant, The Fox and Hounds, which is well regarded enjoying a reputation extending beyond the region.

Nearby, the market towns of Oakham, Uppingham and Stamford provide a wide range of amenities with mainline
train services from Market Harborough and Peterborough to London stations in under one hour. Local train services
are frequent from Oakham station itself, further connecting the area to cities in the east and west of the region.
The A47 is 5 miles to the south of Knossington and is one of the main arterial routes in the region linking from the
A1 in the east, to the M1 in the west.

There are excellent educational facilities within easy reach and a choice of state and private schooling for children
of all ages with highly respected schools located in Oakham, Uppingham, Stamford and Oundle, and the
Knossington & Somerby pre-school within the village itself.

Rutland Water with its nature reserve, water sports and trout fishing is some six miles East of the village. Luffenham
Heath Golf Club is well known in the region and is approximately 15 miles from Knossington whilst the picturesque
Rutland Water Golf Club offers a less formal alternative, also easily reached.

Description

Whalebones is believed to have been named following a whale jawbone displayed at
the entrance to the property, representing the then resident family, business in the whale
oil lamp industry.

Comprising white rendered brick under a slate roof, Whalebones is estimated to have
been built around the 1850s, yet is unlisted offering versatile living accommodation
throughout.

On the ground floor, the heart of the home is the magnificent kitchen-living-dining room,
extended around ten years ago and designed to enjoy far-reaching views across open
countryside. The bespoke kitchen, handcrafted by a local cabinet maker, has a 4-oven
electric AGA, separate Gaggenau oven and two built in dishwashers. The kitchen island
provides a sociable seating area and plenty of preparation space. There is ample storage
within the kitchen units and the kitchen also has a built-in fridge-freezer, wine fridge and
coffee machine. To the rear of the Kitchen and set-back, are a discreet set of stairs, rising
to the first floor. Beautiful arched windows frame countryside vistas and arched French
doors from the living-dining area open onto the south facing dining terrace, enjoying
stunning views. A large, inset woodburner, that heats hot water and aids central heating
when lit, provides a focal point to the room, which is flooded with natural light via the
beautiful lantern roof and there is a bespoke, handmade oak trestle table comfortably
seating 18.

Off the kitchen to the North wing is the large, rear reception hall with boot room, passing
one of the downstairs WCs, this then rises to a substantial laundry room/second kitchen
with dual aspect, two Belfast sinks and a working log burner. At the end of the corridor
is an office with wooden floors, a stone surround fireplace with log burner and door
accessing the driveway and external boot room store.

To the west of the kitchen, passing the butler’s pantry, is the family snug with southerly
views through the sash windows, and stone surround fireplace with open fire. This then
flows into the hallway with the main stairs to the first floor. Through the hallway is the
entrance hall and original front door with beautiful flagstone floor and the dual aspect
drawing room with stone surround fireplace with open fire and beautiful views. Through
from the drawing room is the library room with feature fireplace, built in shelving within
the alcoves and French doors leading onto the terrace, with the original awning. From
the entrance hall is also a second WC and access to the cellar.

Alighting the main stairs there is a light and bright landing area. The principal bedroom,
with southerly views over undulating countryside, has an ensuite bathroom and dressing
room with built in storage. There is another double bedroom with ensuite and views over
the formal lawn, the third double bedroom to the west wing of the property has built in
wardrobes and a separate WC.

Moving along the corridor, there is the second landing with the back stairs and family
bathroom. There are a further two double bedrooms both enjoying views over the
paddock. Rounding the corner up a flight of stairs to the North wing are two double
bedrooms both with access to their own bathroom.





OUTSIDE

Whalebones, its gardens, grounds, and accompanying outbuildings are
set within about 1.5 acres approximately. There is immediate access
across the quiet lane to the paddock, stream, arboretum and all-weather
tennis court amounting to a further approximately 10 acres to the East.
The property benefits from stunning views both to the East and South.

To the South of the property the dining terrace, edged with box hedging,
wraps along the side of the family home, taking full advantage of the
vistas beyond. An impressive copper beech forms a focal point to the
southerly lawn and a flower room is adjacent to the library. A pathway,
passing a covered seating area, meanders through meadow grass
brimming with an array of spring bulbs, daisies and bluebells.

Crossing the gravelled driveway, accessed from the Main Street, there is
a raised flower bed beyond which is a wonderful, walled kitchen garden
with vegetable and cut flower beds and Alitex greenhouse. Brick
outbuildings provide a garden shed and indoor cover for chickens and
ducks. Sweeping round from the kitchen gardens is the chicken run.

A covering of mature trees then opens out onto the stunning formal lawn
rolling down to the gravelled entrance to Whalebones. The driveway
continues to the North of the property and provides access onto Cold
Overton Road.

Lining the North of the 1.5 acres is an array of brick outbuildings
comprising; open double garage, seven stables, tack room,
workshop/storeroom with WC and a further storeroom with upstairs
space, ideal for annexe conversion (STPP). Concluding the grounds of
Whalebones is a versatile 3 bay steel portal barn, ideal for vehicle and or
machinery storage as required.

General Remarks

SERVICES

Mains water, electricity and drainage are connected. LPG gas central
heating. None of the services have been tested by the agents.

RIGHTS OF WAY, EAVESMENTS, WAY LEAVES

The property will be sold subject to the benefit of all existing rights, both
public and private including rights of way, supply of drainage, water
abstraction, electricity supplies and other rights, covenants, restrictions
and obligations, quasi-easements and all wayleaves, whether referred to
or not.

It may be necessary for rights and reservations to be made to provide
services, access and maintenance to the properties if the property is not
sold as a whole.

SPORTING, TIMBER AND MINERAL RIGHTS

In so far as they are owned by the vendors, rights of sporting, timber and
mineral are included within the sale.

Dressing Room Floorplans
13'0" x 12'3"
Approximate Gross internal area
(3.96m x 3.73m) Main House= 622 sq m (6690 sq ft)
Garage = 60 sq m (645 sq ft)
Garden Room Outbuilding = 301 sq m (3242 sq ft) Score Energy rating Current Potential
Total = 983 sq m (10577 sq ft)
18'10" x 7'5" A92+ 60 | D
(5.75m x 2.25m) DN 36 | F
Principal Bedroom Bedroom 3 81-91 B
Library
14'5" x 14'4" 17'1" x 11'11" 69-80 C
25'4" x 12'5" (4.39m x 4.37m) (5.20m x 3.62m)
(7.72m x 3.78m)
55-68 D
Drawing Room
39-54 E
26'7" x 13'11"
(8.10m x 4.24m) 21-38 F

G1-20

DN

Bedroom 2 S Bedroom/ Kitchen Store
N Sitting Room 2.16 x 1.93 5.31 x 4.22
15'3" x 14'6" 7'1" x 6'4" 17'5" x 13'10"
(4.65m x 4.42m) 4.22 x 3.91

First Floor 13'10" x 12'10"

UP DN

Sitting Room Outbuilding First Floor

15'1" x 13'9"
(4.61m x 4.20m)

Boot Room Bedroom 4 Bedroom 5 Bedroom 7 Bedroom 6 Barn
8.23 x 4.37
7'11" x 5'1" 13'1" x 11'9" 19'3" x 11'9" 16'5" x 9'2" 15'11" x 12'9" 27'0" x 14'4"
(2.41m x 1.54m) (3.98m x 3.59m) (5.86m x 3.59m) (5.00m x 2.79m) (4.85m x 3.88m)
Stable
Kitchen/Dining Area DN Store 4.27 x 3.51
10'10" x 9'4" 14'0" x 11'6"
45'3" x 24'11" (3.31m x 2.85m)
(13.79m x 7.59m) Stable
Back Kitchen Office UP 4.27 x 3.58
Ground Floor 14'0" x 11'9"
15'5" x 12'8" 21'3" x 12'9" Cellar
(4.70m x 3.86m) (6.47m x 3.89m)
16'0" x 11'9"
(4.88m x 3.57m)

Cellar

3.96 x 3.35 Stable Stable Stable Tack Room Store 3.96 x 3.35 3.96 x 3.35 3.96 x 3.35 3.96 x 3.35 Store Stable Stable
13'0" x 11'0" 3.96 x 3.66 3.96 x 3.35 3.96 x 3.35 4.14 x 3.61 13'0" x 11'0" 4.75 x 3.96 3.96 x 3.35 3.96 x 3.35
Garage 13'0" x 12'0" 13'0" x 11'0" 13'0" x 11'0" 13'7" x 11'10" 13'0" x 11'0" 13'0" x 11'0" 13'0" x 11'0" 15'7" x 13'0" 13'0" x 11'0" 13'0" x 11'0"
9.75 x 6.15
32'0" x 20'2"

Outbuilding Ground Floor

BASIC PAYMENT SCHEME

In so far as any land is registered with the Rural Payments Agency for
the Basic Payments Scheme, no entitlements will be transferred as part
of the sale.

FIXTURES AND FITTINGS

Only those mentioned in these sales particulars are included in the sale.
All others, such as curtains, light fitting and garden ornaments are
specifically excluded but may be available by separate negotiation.

PLANS, AREAS AND SCHEDULES

The plans and associated acreages have been prepared for illustrative
purposes and their accuracy cannot be guaranteed.

STATUTORY AUTHORITY

Melton Borough Council: 01664 502502
Council Tax Band: H

VIEWING

The property may only be inspected by prior arrangement through King
West, Tel: 01780 484520

DIRECTIONS

From Oakham, coming into Knossington on Oakham Road, at the
crossroads turn left onto Cold Overton Road. Passing Larchwood Rise on
your right-hand side, access to the rear drive of Whalebones is before
the bend on your right-hand side. Continuing around the corner to the
center of the village, the alternative and front entrance drive, is also on
your right-hand side.

IMPORTANT NOTICE

King West, their joint Agents (if any) and clients give notice that:

1. These property particulars should not be regarded as an offer, or contract or part of one.
You should not rely on any statements by King West in the particulars, or by word of mouth
or in writing as being factually accurate about the property, nor its condition or its value. We
have no authority to make any representations or warranties in relation to the property either
here or elsewhere and accordingly any information given is entirely without responsibility.

2. The photographs taken illustrate parts of the property as were apparent at the time they
were taken. Any areas, measurements or distances are approximate only.

3. Any reference to the use or alterations of any part of the property does not imply that the
necessary planning, building regulations or other consents have been obtained. It is the
responsibility of a purchaser or lessee to confirm that these have been dealt with properly
and that all information is correct.

4. All dimensions, descriptions, areas, reference to condition and permission for use and
occupation and their details are given in good faith and are believed to be correct, but
intending purchasers should not rely upon them as statements of fact but must satisfy
themselves by inspection or otherwise as to the accuracy of each item.

5. King West have not tested any services, equipment or facilities, the buyer or lessee must
satisfy themselves by inspection or otherwise.

6. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce
satisfactory proof of their identification and address at the point any sale is agreed in order
to comply with The Money Laundering, Terrorist Financing and Transfer of Funds (Information
on the Payer) Regulations 2017. King West asks for your co-operation in this regard.

7. These particulars should not be reproduced without prior consent of King West. June 2022.

For identification purposes only



KING WEST 01780 484520
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