Shouler & Son - Melton Mowbray - Ref: 34573553

Woodlands of Langham offers a rare opportunity to reside in this five bedroom renovated detached period farmhouse property located in the highly regarded village of Langham near Oakham.

The property benefits from a wealth of character features throughout, beamed ceilings, original doors to some rooms, uPVC double glazed sash windows (to some rooms), gas fired heating and a large mature garden. There is also use of a brick built stable for storage.

The ironstone and brick built property occupies a large plot overlooking the Church and is situated in a secluded location. The residence has recently undergone a scheme of refurbishment to include new decoration, new flooring, new uPVC sash and standard windows, a newly fitted kitchen and a new bathroom.

Comprising of utility/boot room, WC, breakfast kitchen, three large reception rooms, downstairs bathroom, a further room that was previously used as the old dairy, cellar, five bedrooms (one bedroom is located off kitchen and the other is a through bedroom located off of another bedroom) and an attic storage room.

Langham is a popular and well serviced village located 7 minutes from Oakham by car. There are also local public houses and a primary school. Rutland Water is also located nearby and Oakham has a renowned private school and a train station.

Summary - UTILITY ROOM : Entered via a uPVC door with sink, washing machine (not to be maintained or replaced by the landlord), gas fired boiler, vinyl flooring.

WC : with electric heater and low flush WC.

BREAKFAST KITCHEN : (9.06 x 14.47 ft) a newly fitted sage green shaker kitchen comprising a range of eye and base level units, wood effect laminate worktops, stainless steel sink, extractor fan, integrated dishwasher, space for under counter fridge, electric oven, lamona gas hob, door to under store stair cupboard, radiator and quarry tiled flooring.

BEDROOM ONE : (14.84 x 12.69 ft) Located off of the kitchen up a stairwell, spacious double bedroom (no radiator) therefore the tenant would need to use an electric plug in radiator to heat this room.

RECEPTION ONE : (12.00 x 14.26 ft) a spacious room with door to original front porch, radiator, inbuilt cupboards, sash window and wood effect vinyl flooring.

RECEPTION TWO : (12.03 x 11.26 ft) with open archway and uPVC sash window, radiator, original marble fire surround with electric insert, beamed ceiling, door to internal hall with stairs to first floor landing and airing cupboard.

RECEPTION THREE : (13.88 x 12.07 ft) with radiator and window overlooking garden and wall lights.

DOWNSTAIRS BATHROOM : A newly fitted suite comprising panelled bath, shower enclosure with electric shower, heated towel rail, low flush WC, sink in vanity unit, travertine effect tiled walls and flooring and door to internal hallway.

INTERNAL HALLWAY : With door to airing cupboard with immersion heater and door to cellar.

CELLAR : cannot guarentee watertight.

OLD DAIRY ROOM : (9.06 x 14.08 ft) with door to outside, Worcester Bosch gas fired boiler and newly fit vinyl floor.

STAIRCASE AND LANDING : with radiator and door to loft store room.

BEDROOM TWO : (11.99 x 7.07 ft) a small double bedroom with radiator.

BEDROOM THREE : (13.89 x 11.91 ft) a double bedroom with radiator.

BEDROOM FOUR : (12.42 x 10.22 ft) a double bedroom with radiator.

BEDROOM FIVE : (12.27 x 16.91 ft) this bedroom is only accessible via bedroom four and is a double bedroom with a radiator.

OUTSIDE : Accessed off a driveway with parking to the yard (access may be required to orchard beyond given notice). There is also a brick built stable that the tenant has use of for storage. Orchard beyond does not come with the tenancy. The main garden is planted with mature trees and mainly laid to lawn overlooking the church and backing onto a small brook.

Important Tenancy Information - The Property Is UNFURNISHED to include some curtains and some poles only.

Council Tax : Rutland County Council : Band G.

Deposit : £2,596

Term : A assured periodic tenancy will be offered from the 1st May 2026 onwards.

Services : Mains electricity, gas, water and drainage.

EPC : Band E.

A SMALL to MEDIUM PET IS CONSIDERED at the discretion of the landlord.

INTERNET : ADSL broadband available.

VIEWINGS : Strictly by appointment with Shouler & Son only.

Holding Deposit : Equivalent of one weeks rent inc VAT. £576 at a rent of £2,500 PCM.

Restrictions: No business use.

Flood/Erosion Risk: None to report.

Planning Permissions : None to report.

Accessibility: Stairs to first floor.

Construction: Brick and stone under tile roof.

Relevant letting fees and tenant protection information

As well as paying the rent, you may also be required to make the following permitted payments.
Permitted payments
Before the tenancy starts (payable to Shouler & Son Surveyors the Agent )
Holding Deposit: 1 weeks rent
Deposit: A sum equivalent to 5 weeks rent

During the tenancy (payable to the Agent)
Payment of up to £50.00 if you want to change the tenancy agreement
Payment of interest for the late payment of rent at a rate of 3% above the Bank Base Interest Rate
Payment of £50.00 for the reasonably incurred costs for the loss of keys/security devices
Payment of any unpaid rent or other reasonable costs associated with your early termination of the tenancy (two months rent if looking to vacate within the fixed term)

During the tenancy (payable to the provider) if permitted and applicable
Utilities gas, electricity, water
Communications telephone and broadband
Installation of cable/satellite
Subscription to cable/satellite supplier
Television licence
Council Tax
Other permitted payments
Any other permitted payments, not included above, under the relevant legislation including contractual damages.

Tenant protection
Member of The Property Ombudsman, which is a redress scheme. You can find out more details on the agent s website or by contacting the agent directly. Deposits are held in an insured scheme via the tenancy deposit scheme.

Location - To locate the property from Church Street turn left into Well Street. proceed past the church and then take your first right into Westons Lane. Bare right at the track and the property can then be found on your right hand side.

Disclaimer - TENANT FEES
Upfront Applicant and Referencing Fees - Nil.
Under the Tenant Fees Act 2019 before the tenancy starts the following are payable: -
Deposit: 5 weeks rent (for annual rents up to £50,000).
Initial monthly rent

During the tenancy the tenant(s) are responsible for the rent, all utilities, telephone and internet connections and their relevant subscriptions, television licence and Council Tax.

Under the new legislation, permitted payments will also include, but are not limited to, damage as outlined in the Tenancy Agreement, reasonable costs incurred due to loss of keys and security devices, reasonable costs incurred by breach of tenancy by the tenant(s), reasonable costs incurred by the landlord due to early termination of the tenancy as determined by the Tenant Fees Act 2019.

Property Redress
REDRESS: Shouler & Son are a member of UK ALA (The UK Association of Letting Agents) which includes an independent redress scheme and client money protection. For more information about UK ALA please see the following link:
Client Money Protection
We have client money protection. The name of our scheme is: UKALA (UK Association of Letting Agents).

We produce property particulars in good faith and believe them to be correct. We generally rely on what we are told without obtaining proof. You should verify for yourself such information before entering into a contract to take this property. Neither Shouler & Son nor their clients guarantee accuracy of the particulars, and they are not intended to form any part of a contract. No person in the employment of Shouler & Son has authority to give any representation or warranty in respect of this property.