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Hunt Paddocks, Rouncil Lane, Kenilworth

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GROOMFIELD HOUSE Groomfield House was formed in the 1980's from three former North Warwickshire Hunt Cottages by the current owners. You approach across a long driveway that leads to the eight properties that form Hunts Paddocks. The original cottages date from the 1800's and now form a fabulous family home. Whilst requiring modernisation the unquestionable features of the house are it's location, fabulous gardens and adjacent four acre field that would provide a perfect paddock.
Offered with no onward chain the accommodation briefly comprises an open porch that leads into the central hallway with a dog leg staircase rising to the first floor landing. From the hallway you enter into the Drawing Room with French doors onto the patio. There is a fitted kitchen with utility, separate dining room and sitting room. On the first floor is an attractive master suite with a dressing room and en suite bathroom. There are four further bedrooms and a family bathroom.
Outside is a block paved driveway providing hardstanding and access to the triple car garage. Groomfield House has extensive gardens that are approaching 3/4 acre and is enclosed with beech hedging. Opposite is access, through a five bar gate, into the field of approximately four acres. Fronting onto Rouncil Lane there is further access on the roadside. The heating is provided by night storage heating and log burners.
An incredibly rare opportunity to acquire a property in this highly desirable location.

RECESS PORCH With tiled threshold and ornate woodwork you enter through a Georgian style entrance door into the reception hallway.

ENTRANCE HALL With a dog leg staircase rising to the first floor landing with understairs coats cupboard, boxed meter cupboard, night storage heater, wood burner and windows to both front and rear elevations. Doors off fo

CLOAKROOM Fully tiled and fitted with a coloured suite that comprises a close coupled wc and matching pedestal wash hand basin. Complimentary tiling to full height, panel heater and frosted window to the fore.

DRAWING ROOM 29' 0" x 18' 9" (8.85m x 5.72m) The focal point of the sitting room is provided by a fireplace housing a wood burning stove set on a tiled hearth with oak mantel and tv display area. Light streams into the room from windows to all four aspects. There are French doors tonto the rear garden and terrace. Two night storage heaters and a door into the bar.

BAR With shelving and racking. Space for an undercounter fridge and a frosted window to the rear.

DINING ROOM 12' 11" x 10' 9" (3.95m x 3.30m) With windows and doors onto the rear garden, night storage heater and a wall light point.

KITCHEN/BREAKFAST ROOM 15' 7" x 12' 2" (4.75m x 3.73m) Fitted with a range of wood fronted units to both wall and base. The base units have a wood trimmed work surface over with an inset single drainer sink unit. Tiling to splashbacks. Space and plumbing for dishwasher and a hotpoint stove set beneath an extractor canopy. Recessed ceiling lights and a peninsula providing breakfast seating. Night storage heater, deep bay window to the fore, night storage heater and doors into the lounge and utility room.

SITTING ROOM 12' 11" x 10' 9" (3.95m x 3.30m) With windows and door onto the rear garden and patio, wood burning stove set on a flagstone hearth. Wall light point.

UTILITY ROOM 11' 3" x 6' 3" (3.43m x 1.92m) Window to the fore and door onto the rear. Double base unit with a stainless steel sink unit over with larder cupboard. Plumbing for automatic washing machine and a panel heater.

LANDING With access to loft void, linen cupboard, night storage heater, airing cupboard and doors off to

MASTER DRESSING ROOM 9' 10" x 9' 0" (3.00m x 2.75m) With floor to ceiling wardrobes to two walls. One with full height mirrors, window to the fore and a night storage heater. A doorway leads into the master bedroom.

MASTER BEDROOM 15' 6" x 12' 0" (4.74m x 3.66m) With a window to the fore and night storage heater. There is a bank of wardrobes with matching dressing table, bedside cabinets and chest of drawers. Downlighters and a door into the ensuite.

ENSUITE Refitted with a white suite that comprises a panelled bath, corner shower cubicle, vanity unit and concealed cistern wc. Complimentary tiling to floor and walls. Downlighters, night storage heater and frosted windows to the fore.

BEDROOM TWO 15' 8" x 14' 3" (4.79m x 4.35m) With windows to the fore, night storage heater and exposed beam ends to ceiling.

BEDROOM THREE 12' 11" x 10' 11" (3.95m x 3.33m) With a window to the rear and a night storage heater.

BEDROOM FOUR 12' 10" x 10' 9" (3.93m x 3.30m) Two windows to the rear, night storage heater and access to loft void.

BEDROOM FIVE 9' 9" x 11' 1" (2.98m x 3.40m) With a window onto the rear, night storage heater and a built in desk with cabinet and shelving.

BATHROOM Fitted with a three piece suite that comprises a panelled bath with mixer shower over, pedestal wash hand basin and a close coupled wc. Tiled flooring and walls. Two frosted windows to the fore and a night storage heater.

DRIVEWAY A. Lock paved driveway offers hardstanding for a number of vehicles and leads to the detached triple car garage.

TRIPLE CAR GARAGE With a remote controlled double up and over door, and further manual sibgle up and over door. Power and lighting provided.

REAR GARDEN You step out from the house onto aaved terrace. The formal lawn has a number of mature trees with shrub and hedged boundaries.the garden wraps around the detached garaging and enjoys far reaching views across farmland.

FIELD Adjacent to the property is a field of approximately 4 acres. Fronting onto Rouncil Lane it benefits access from both Hunts Paddocks and Rouncil Lane. Whilst not having stables it is felt it would make an ideal paddock. Located within the field is the bio digester for water and waste.