School Lane, Warmington, Northamptonshire, PE8 6TA

Honey Cottage is a lovely three-bedroom stone cottage, tucked away in the heart of the popular village of Warmington.

It is a really charming house, full of character but with a good mix of modern touches, and there is far more to it than you might first expect.

The garden is a particularly good size and has the added benefit of two separate garden rooms.

The accommodation comprises a cosy sitting room, inner reception room, downstairs bathroom and a lovely open-plan kitchen/dining room on the ground floor.

Upstairs are three bedrooms and a modern shower room. The sitting room is full of character, with an exposed stone wall and traditional woodburner, making this a really cosy room.

A latch-lock door leads into the inner reception room, which is a useful additional space and could be used as a dining room, study or snug.

There is also a good-sized walk-in cloak cupboard, with the downstairs bathroom leading off this room.

From here, an archway opens into the kitchen/dining room, which is bright, spacious and has a lovely open feel.

The kitchen is fitted with shaker-style wall and base units, providing plenty of storage, with an induction hob and extractor, eye-level oven and microwave, fridge freezer, separate freezer, dishwasher and washing machine.

There is also a breakfast bar incorporated into the worktop. The dining area has a lovely high ceiling with roof lights and French doors opening straight onto the garden.

It is a great family room and would work equally well for entertaining. There is underfloor heating throughout this part of the house, which is a real bonus.

Upstairs are three bedrooms, with the main bedroom having the added benefit of a walk-in wardrobe.

The shower room is traditional with tongue and groove panelling and has tiled flooring, underfloor heating and a roof light. The garden is one of the real surprises of Honey Cottage.

It is a very good size for a village cottage and has been arranged with two patios, one immediately outside the house and another towards the end of the garden, so there is always somewhere to sit and catch the sun.

There is a good-sized lawn with planted sleeper borders, together with a brick outbuilding which is ideal for bikes and storage, as well as a shed and log store.

At the end of the garden is a fantastic 7m x 4m garden room, which has power and heating.

At present it is used as a snug/TV room, workspace and gym, but it could easily be used in a number of different ways depending on what you need.

There is also a further timber studio, which is a great little extra space and would be ideal for a home office, hobbies or, perhaps, somewhere for the other half to escape to!

Honey Cottage has a really nice feel to it. It has the character you would expect from a stone cottage, but with the space and flexibility of a much larger home.

The kitchen/dining room, generous garden and two additional garden buildings make this a particularly versatile house and one that I think will appeal to those looking for something a little bit different.

Warmington is situated just 3 miles from the market town of Oundle. The village has a friendly community with a primary school, shop and post office and a highly rated public house.

A short walk from your doorstep will take you to either the countryside, or along the River Nene. Perfectly positioned for access to Peterborough, the A1, A14 and Stamford.

Services Mains Electric, water and sewage Electric Heating EPC Band E Council Tax Band D Local Authority North Northamptonshire Viewing Strictly via appointment through Woodford and Co IMPORTANT NOTE TO PURCHASERS: We endeavour to make our sales particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact.

Any services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given.

All measurements have been taken as a guide to prospective buyers only, and are not precise. Please be advised that some of the particulars may be awaiting vendor approval.

If you require clarification or further information on any points, please contact us, especially if you are travelling some distance to view.

Fixtures and fittings other than those mentioned are to be agreed with the seller. OUN260198/