1 Church Road Spratton, Northampton Guide Price £1,895,000

Cotfield House is situated within the heart of the village, near to St Andrews parish church with its Café Doris, The Kings Head with an award-winning restaurant, playing fields, football team and a village hall. This is a village with a strong sense of community, also holding the Spratton Village Show & Fayre in August. There are a number of sporting and recreational options in the area which include hunting with the Pytchley Hunt, golf at Church Brampton, fly fishing and sailing at Pitsford and Guilsborough, racing at Warwick, Stratford-upon-Avon and Towcester, motor racing at Silverstone, Premiership Rugby at Northampton Saints and fantastic rolling countryside in which to walk, cycle and horse ride. Althrop House is just seven miles away.

Cotfield House is located within walking distance of the highly regarded day preparatory school, Spratton Hall, a leading school in Northamptonshire, which was referred to in the Good Schools Guide as an “extraordinary school”. There is an excellent Church of England Primary School within the village with several other good schools within easy reach which include Maidwell Hall, Bilton Grange and Guilsborough Comprehensive as well as the public schools at Rugby, Oakham, Oundle, and Uppingham.

Just eight miles to the north of Northampton, Spratton is superbly positioned to take advantage of the midlands motorway network with easy access to the A14, A43, M1 & M45 & M6. Trains to London are readily available from either Northampton, Kettering and Wellingborough which take from a little over 45 minutes. In addition, there is convenient access to a number of airports including Birmingham International, London Luton, Coventry and East Midlands.

The solid wood door opens into a leaded glazed inner vestibule, then to the main hallway with wooden flooring, which runs throughout the principal reception rooms, and a working fireplace. To the left is the impressive dining room which has a working fireplace and a bay window. To the right, the pretty light filled drawing room has a working fireplace, original cornice, deep skirting, bay windows and French doors opening onto the terrace. Beyond the drawing room are the main stairs with a cloakroom underneath. Ahead, steps lead down to the sitting room and, to the west, a corridor leads to both the study, beside which is the access to a good-sized wine cellar running beneath the dining room, and a beautiful bespoke kitchen.

The bespoke kitchen has a limestone floor, an electric Aga with a gas companion unit, a large central island with a Belfast sink, granite work surfaces throughout, separate Miele oven and steamer and a breakfast area. French doors open into the orchard and there is an abundance of storage throughout the room. Beyond the breakfast area is a large utility room with matching flooring, units and work surfaces.

The adjoining barn conversion connects on the ground floor via a boot room, which lies beyond utility room. It has a separate external entrance and boiler and, although currently configured to be an integral part of the main house, could, with ease, be converted into an annexe. On the ground floor there is a large gym/games room which has a door leading through to a garage but also has French doors opening onto a lovely patio area. From the hall (boot room) with cloakroom/wc, stairs lead up to a useful landing area with an office to the left and a large media/play room, the far end of which has plumbing in place to give the option of conversion to a kitchen as does the landing to create a bathroom.

The main stairs rise from the hall and pass via a superb leaded mullion window on the mezzanine level which floods the hall, stairs and landing with light. On reaching the landing, the principal bedroom has a fitted wardrobe, fireplace and ensuite bathroom with a roll top bath, newly fitted separate shower and twin sinks. Both rooms have leaded mullion windows with stunning views of St. Andrew’s Church. There is another double bedroom leading from the landing and this has a spectacular dual aspect with mullion windows, a fireplace and an ensuite shower room. Stairs from the landing lead to a further two bedrooms, both with walk-in wardrobes, and a family bathroom and a separate WC.

The back stairs lead to the second floor where there is a kitchenette leading to a bathroom with a roll top bath and shower. Further accommodation on the second floor consists of two bedrooms, and steps up to a play room/office/bedroom 7 with a storage room beyond.

Approached via electrically operated wooden gates and encircled by high stone walls, the house, which has been re roofed by the current owners, is hugely private. A gravel drive leads from the main gates, providing plenty of parking space and access to two double garages and a store room. The well planted mature gardens surround the house. The centre piece is a specimen Tulip tree which is to the west of the house. Opening from the drawing room, four symmetrically planted box hedging squares run adjacent to a stone terrace with stone water feature, which is perfect for al fresco dining. Beyond this is a wooden pergola festooned by a wisteria. Opening from the kitchen a grassed orchard area has been planted with a variety of fruit trees, and has a gated pedestrian entrance onto Church Lane. The front of this imposing house is adorned with climbing roses and wisteria. This is a wonderfully sunny, safe, enclosed garden for children and pets.

Gas Fired Central Heating. Mains Water, Drainage and Electricity Gigaclear fast full fibre broadband available

West Northamptonshire Council

Band G

Freehold

Rating E

Viewing by prior appointment with the Agents.

Whilst every care has been taken in the preparation of these particulars, all parties should note: i The description and photographs are for guidance only and are not a complete representation of the property. ii Plans are not to scale; are for guidance only and do not form part of the contract. iii Services and any appliances referred to have not been tested and cannot be verified as being in working order. iv No survey of any part of the property has been carried out by the Vendor or McCallum Marsh. v Measurements are approximate and must not be relied upon. Maximum appropriate room sizes are generally given to the nearest 0.1 metres. Outbuildings are measured externally (unless otherwise stated) to the nearest 0.5 metres; an approximate Imperial equivalent is also given. vi Only those items referred to in the text of these particulars are included. vii Nothing in these particulars or any related discussions forms part of any contract unless expressly incorporated within a subsequent written agreement.