Shouler & Son - Melton Mowbray - Ref: 31985708

Bottom Cottages of Woodnook offers an opportunity to reside in a charming two bedroom limestone end of terrace residence situated in the quiet hamlet of Woodnook near Grantham.

This spacious period property benefits from character features throughout, newly decorated, oil-fired central heating, timber double glazing, a large open plan kitchen and a large mature garden.

The accommodation briefly comprises a lounge, kitchen/diner, utility room/w.c., two double bedrooms and a bathroom. Outside there is a large garden to the front and side and a gravelled driveway.

The property is ideally situated with good links to the A1 north and south and close to Grantham. Water and drainage are also included within the rent.

Summary - LOUNGE (142 x 12) with an open fire and a radiator.

KITCHEN/DINER (175 x 12) with a range of wall and base units, solid oak worktops, kitchen island with ceramic Belfast sink, integrated dishwasher, space for a freestanding range oven, extractor fan, radiator, electric wall heater, tiled flooring and tiled splashbacks.

UTILITY ROOM/W.C. with w.c., base units with solid oak worktops, ceramic sink, space for a washing machine, floor mounted oil-fired boiler, tiled flooring and tiled splash backs.

REAR PORCH with an under stairs storage cupboard, airing cupboard housing hot water tank and a radiator.

STAIRCASE AND FIRST FLOOR LANDING leading to:-

DOUBLE BEDROOM (14 x 1011) with a radiator.

DOUBLE BEDROOM (11 x 83) with a radiator.

BATHROOM with white suite comprising w.c., wash basin and bath with mixer taps and shower attachment, tiled walls, and a heated towel rail.

OUTSIDE Private gated driveway. Large lawned garden to from and side with patio area. Timber shed. Brick outhouse with power and light connected.

Important Tenancy Information - Please note that this property is to let UNFURNISHED which means carpets only.

A PET MAY BE CONSIDERED at the property subject to suitability.

Council Tax : South Kesteven Council : Band B.

Deposit : £1,148

Term : A 12 month assured shorthold tenancy is offered which after 12 months will continue on a periodic month to month term. As of 1st May 2026 an assured periodic tenancy will be offered.

Services : Mains electricity, Private Drainage and Water (water and drainage included within rent), oil fired central heating (any remaining oil must be purchased at point of tenancy commencing).

EPC : Band E.

INTERNET : ADSL and satellite broadband available.

VIEWINGS : Strictly by appointment with Shouler & Son only.

Holding Deposit : Equivalent of one weeks rent inc VAT.

Restrictions: No business use.

Flood/Erosion Risk: None to report.

Planning Permissions : NA

Accessibility: Stairs to first floor.

Construction: Brick 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 Lloyds 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.

Directions - To locate the property from Grantham, leave the town on the A52 which then becomes Bridge End Road. At the roundabout, take the third exit onto the B6403 (High Dike Road) passing Kesteven Rugby Club on your right. As you enter Woodnook take the first turning on your left onto a gravelled driveway which will lead you around the back of the property. The property can then be found on your left 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.