43 Welland Rise, Sibbertoft Guide Price £450,000

The Red Lion is situated in the affluent West Northamptonshire village of Sibbertoft which lies in the Leicestershire and Northamptonshire borderlands. The village is located 5.9 miles southwest of Market Harborough, 9.3 miles east of Lutterworth and 17.1 miles north of Northampton. Sibbertoft benefits from few notable landmarks or amenities, aside from a First World War memorial park, a nursing home and a church dedicated to Saint Helen. The nearby town of Market Harborough provides larger shopping outlets, supermarkets and fuel stations. The Red Lion occupies a two storey, semi-detached brick building under a pitched tile roof. The property benefits from being located on Welland Rise where it is the only public house in the village.

The site is a great development opportunity. Available via seperate negotiation Planning permission has been granted to convert part of the barn into a two bedroom residential dwelling. Further information can be found under reference: WND/2022/0701 at the West Northamptonshire planning portal. The site also includes outline planning permission for the creation of a three bedroom dormer bungalow with garage within the current trade garden. Further details can be found under reference: WND/2022/0705 at the West Northamptonshire planning portal.

Front Entrance Porch- providing access to the main bar area with seating, Karndean flooring, log burning stove and a wooden bar servery with stairs to the first floor behind. RESTAURANT with seating. Complete with feature log burner and carpet floor. INNER HALL with access to a bottle store and Ladies’ and Gentlemen's

Side entrance porch with access to the open plan, ground floor fully fitted cellar.

COMMERCIAL KITCHEN with pot wash area/fridge and freezer store. Freestanding work surfaces.

FIRST FLOOR: To the first floor are three double bedrooms, a further single bedroom and a shower room. A large vaulted ceiling sitting room leads through to the kitchen. Kitchen- The kitchen is fitted with an array of wall and base units complete with worksurfaces.

Electric heating and log burners for the ground floor; oil central heating for the first floor. LPG for cooking facilities. All other mains services are connected. The pub also benefits from being fully double glazed and has both fire and burglar alarms. 16 solar panels can be found on the roof of the pub and 12 on the barn. Local Authority: West Northamptonshire Council.

16 solar panels sited on the roof.

Rear Car park with space for approximately 10 vehicles. A Private Patio with a feature pond. Rear Trade patio with extensive bench seating and smoking shelter. Oil tank. A further Lawned trade garden with planning permission to erect a three bedroom, detached dormer bungalow with garage. ( Available by seperate negotiation).

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.

Fixtures and fittings mentioned in these particulars are included in the sale - all other items regarded as owners fixtures and fittings may be removed.