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Coffee HouseMarket Square | Kineton | Warwickshire | CV35 0LP

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COFFEE HOUSESteeped in history with an abundance of period features throughout, this charming Grade II Listed property with attached commercial unit benefits; three / four bedrooms and two bathrooms. There is a sitting room, wonderful dining room, morning room, scullery/kitchen and courtyard garden.

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COFFEE HOUSE

The solid oak front door opens into the entrance hallway with flagstone floor leading through to the rear of the property. Off the hallway to one side is a lovely sitting room with bay window to the front with box seating. There is a brick fireplace with a wood burner and glass panelled French Windows that open to a rear lobby. The hall also has a small room for coats etc. and a very useful walk in larder.

The flagstones continue into the dining room. This is a fabulous room with exposed beams, wall timbers, and an inglenook fireplace with wood burning stove, drying rack, church pews and a wonderful one legged dresser. Stairs rise to the first floor landing.

A stable style door opens into a charming breakfast/morning room; a bay window with shutters looks out onto the courtyard. There is a window seat, fitted dressers and a Yorkist stove. The scullery/kitchen has a quarry tiled floor and Belfast sink with space for a fridge and cooker.

Upstairs the landing leads to the three double bedrooms and bathrooms. The principal bedroom has a separate dressing room with fitted wardrobes. This room could be used as bedroom four. Bedrooms two and three both have fitted wardrobes. The family bathroom has a bath with shower over, w/c and wash hand basin. There is a second shower room with shower cubicle and sink. A door leads to a rear staircase and down to the rear inner lobby.

OutsideBetween the house and connecting shop is a pretty block paved courtyard with log store area, outside WC and access to room currently used as an office. Parking is on street.

Commercial Unit.The shop front faces out onto Southam Street, this unit is currently rented out.

Kineton is a village and civil parish on the River Dene in south-eastern Warwickshire. Kineton is about ten miles (16 km) from the towns of Banbury to the south-east, Warwick and Leamington Spa to the north, and Stratford-upon-Avon to the west.

Less than a mile from Kineton is the rural hamlet of Little Kineton. Little Kineton has a popular pick your own garden centre and a Sports and Social Club.

Nearby is the village of Wellesbourne with its historic water mill, Compton Verney House art gallery, the Heritage Motor Centre at Gaydon, the Burton Dassett Hills country park and the battlefield of Edgehill.

Near the centre of Kineton stands St Peter’s Church. Work on the current building, which replaced an earlier church on the same site, began in the 13th century. The village also has a 19th-century Methodist chapel and a 20th-century Roman Catholic church. Pittern Hill Mill, north-west of the village, is a stone windmill of the 18th century.

Village shops include two convenience stores, a traditional butcher, florist and an optician. There is a Post Office and a branch of HSBC Bank with cash machine. The village has two doctors surgeries, a veterinary practice, café, fish and chip shop and two public houses. The “Carpenters Arms” is dog friendly and shares its entrance with the Chinese takeaway. The “Swan” offers a variety of food and accommodation. Shukur’s Brasserie is a very popular restaurant offering original Bangladeshi and Indian cuisine as well as a takeaway service.

The people of Kineton benefit from an excellent Primary School and highly regarded High School with integrated Sixth Form College, which accepts students aged 11- 18 from the surrounding rural communities.

The many locally run clubs and activities offer a wide range of entertaining and educational opportunities.

KINETON AND LITTLE KINETON

Positioned in the heart of England the county is famous for being the birthplace of William Shakespeare. There are no cities in Warwickshire since both Coventry and Birmingham were incorporated into the West Midlands County in 1974 and are now metropolitan authorities in themselves.

Warwickshire hosts several key towns including Warwick, Stratford upon Avon, Kenilworth, Henley In Arden and Rugby to name a few.

The northern tip of the county is only three miles from the Derbyshire border. An average-sized English county covering an area of almost 2,000 km2, it runs some 60 miles north to south. Equivalently it extends as far north as Shrewsbury in Shropshire and as far south as Banbury in north Oxfordshire.

WARWICKSHIRE

Fine & Country Leamington Spa Registered in England and Wales.Company Reg No: 08775854. VAT Reg No: 178445472Registered Office Address: 1 Regent Street, Rugby, Warwickshire, CV21 2PE

Services To The PropertyMains drainage, water, electricity and telephone line are all understood to be connected to the property.The boiler is solid fuel.BT broadband is connected.

Local AuthorityStratford-on-Avon District Council.Tax band: F

Viewing ArrangementsStrictly via the vendors sole agents Fine & Country on 01926 455950.

WebsiteFor more information visit www.fineandcountry.com/uk/Leamington-Spa

Opening HoursMonday to Friday 9.00 am - 5.30 pmSaturday 9.00 am - 4.30 pmSunday 11.00 am - 3.00 pm

DirectionsFrom the centre of the village follow the road out towards Gaydon, taking a left turn into Market Square.

Sitting Room7.00 x 3.85

22'11" x 12'7"

Larder

Cloaks

Breakfast Room

3.70 x 2.5012'1" x 8'2"

Scullery

Dining Room4.30 x 4.1014'1" x 13'5

Up

Open Courtyard

Rear Lobby

Shop7.15 x 3.2523'6" x 10'7"

Shop3.50 x 2.6011'5" x 8'6"

Shop3.50 x 2.6011'5" x 8'6"

Office3.50 x 2.2511'6" x 7'4"

Up

Dn Bedroom 14.65 x 3.45

15'3" x 11'3" Bedroom 43.75 x 2.9512'3" x 9'8"

Approximate Gross Internal Area

First FloorGround Floor

Bedroom 35.15 x 3.00

16'10" x 9'10"

Bedroom 24.70 x 3.85

15'5" x 12'7"

Main House: 195.00 sq m / 2095 sq ft

Measurements Are Approximate Only,Illustration For Identification Purposes Only,

Total: 258.00 sq m / 2773 sq ft

N

Bathroom2.69 x 2.978'8" x 9'7"

Log Store

Fire

CoalStore

Shop Areas: 63.00 sq m / 678 sq ft

Dn

Bathroom2.76 max x 2.99

9' x 9'8"

Agents notes: All measurements are approximate and quoted in metric with imperial equivalents and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given that they are in working order. Internal photographs are reproduced for general information and it must not be inferred that any item shown is included with the property. For a free valuation, contact the numbers listed on the brochure. Printed ??/??/????

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FINE & COUNTRYFine & Country is a global network of estate agencies specialising in the marketing, sale and rental of luxury residential property. With offices in the UK, Ireland, The Channel Islands, France, Spain, Hungary, Portugal, Russia, Dubai, Egypt, South Africa, West Africa and Namibia we combine the widespread exposure of the international marketplace with the local expertise and knowledge of carefully selected independent property professionals.

Fine & Country appreciates the most exclusive properties require a more compelling, sophisticated and intelligent presentation - leading to a common, yet uniquely exercised and successful strategy emphasising the lifestyle qualities of the property.

This unique approach to luxury homes marketing delivers high quality, intelligent and creative concepts for property promotion combined with the latest technology and marketing techniques.

We understand moving home is one of the most important decisions you make; your home is both a financial and emotional investment. With Fine & Country you benefit from the local knowledge, experience, expertise and contacts of a well trained, educated and courteous team of professionals, working to make the sale or purchase of your property as stress free as possible.

Fine & Country Leamington SpaTel: +44 (0) 1926 455950leamington@fineandcountry.com158 Parade, Leamington Spa, CV32 4AE