Marsden Lane, Leicestershire

£310,000 OIRO
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For Sale

Property Summary

Idyllic Lock Keeper's Cottage with Tea Room

Full Details

King's Lock Cottage is an iconic detached lock cottage built in about 1795. It stands in a peaceful spot beside Kings Lock, on the Leicester Line of the Grand Union Canal near Aylestone. Narrowboat owners will be pleased to know that Leicester Marina is only 6 miles away.

The location is idyllic, with fabulous views over the lock and passing narrowboats to the front, and a delightful open outlook across Aylestone Meadows to the rear. You'll want to keep your binoculars to hand so that you can enjoy the wildlife. Nevertheless, the cottage is only three miles from Leicester City Centre, ten minutes from the M69 (M1 J21) Whetstone Interchange, and within easy reach of the Fosse Park Shopping Centre.

The cottage is full of character with wooden doors and wrought iron door furniture, beamed celings and fireplaces. It is well presented throughout, and ready for the new owners to move in and start trading immediately.

Access to the cottage is on foot only. The recently improved towpath gives walkers superb access to the cottage from Aylestone and Leicester. There is a small car park nearby, and vehicular access across the farm track is possible in an emergency.

The present owners rewired the cottage in March 2017, and installed secondary glazing to all habitable rooms, electric panel heaters, insulated plasterboard walls, and insulated ceilings. The cottage enjoys mains water and electricity (no gas), and private drainage to a septic tank.

The cottage would be ideal for those interested in sustainable living. You might want to consider recommissioning the fireplaces, or adding solar heating, subject to permission. Somewhere in the garden there is a disused well. Perhaps you could be the one to find it?

The Business
The cottage benefits from existing planning permission and has been established as a tea room since 2003. The present owners have created a wonderful lifestyle business here with excellent reviews. They now feel that the time has come to retire. Pre-Covid the cafe ran throughout British Summer Time from Thursday to Sunday with restricted hours and typically achieved a turnover of c. £50,000 p.a. There is scope to extend the hours and trading season, especially since improvements have been carried out to the towpath. There is seating for 14 inside, and for about 70 outside. The owners anticipate that all furniture, fixtures and fittings needed to run the tea room will be included in the sale.

There is also existing planning permission to run the cottage as a B&B or AirBnb. It would make a perfect get-away-from-it-all retreat for your guests.

If running a business is not for you, you could apply to revert the planning permission to residential use. The cottage would make a truly beautiful and tranquil home. Although it is in a conservation area, it is not listed, so there is plenty of scope to alter it to suit your needs.

Important Note on Viewing.
Interested parties are welcome to visit the cottage and enjoy the tea room as a customer, but under NO circumstances should the sale be discussed with the owner or staff. Ad hoc tours of the property will NOT be permitted under any circumstances. This will ensure that the business continues to run smoothly without undue distraction or invasion of privacy. All enquiries should be directed to Canalside Homes.

Note on Finance
Please note that the cottage is currently run as a business and will therefore require a commercial or semi-commercial mortgage. Lenders may require you to have a larger deposit, or an additional source of income. Canalside Homes is happy to suggest a whole of market broker who can advise you, should you wish to make an offer.

Entrance Hall
Beneath the traditional porch, a painted wooden front door opens into a large, bright reception hall. This room has a lovely rustic quarry stone floor and a open fireplace with Tortoise firebox in full working order. There is a window overlooking the lock to the front and another window provides expansive views over the meadows to the rear. You will immediately notice that this cottage has unusually high ceilings for its age, with even the lowest beam giving more than 6 ft 9 inches of head room. A turning wooden staircase rises to the first floor, and there is a useful under-stairs storage cupboard. This room is currently used as the entrance to the cafe, but it would make a lovely snug, reading room, or studio.

Kitchen
The kitchen is to the left of the reception hall. It is a bright room, of an excellent size. It is currently laid out as a full commercial kitchen with commercial flooring and all essential appliances, including two ovens, and a commercial dishwasher. There is a window to the front overlooking the upper lock gate, two small windows to the side, and a window to the rear overlooking the meadows. To the rear there is an extension providing a walk-in pantry which benefits from a serving hatch opening out to the rear, and a useful porch with a back door opening out to the rear terrace. The chimney is blocked off, but there is reputedly a multi-fuel burner behind it.

Sitting Room
To the right of the reception hall is the sitting room, which is currently used as a dining room for the cafe. There is a window to the front overlooking the lock, and another window to the rear enjoying views over the meadows. There is an external sun blind to shade the rear window. This room has a beamed ceiling, a lovely rich orange quarry tiled floor, and a small open fireplace (not in use, but believed to be working).

Utility Room
To the right of the cottage there is a useful separate storage room accessed via a door to the rear. It might be possible to add plumbing to this room to create a utility room, cloakroom, or downstairs bathroom. In addition, it might be possible to incorporate this room into the main house by knocking though a door from the dining room.

Landing
The wooden turning staircase rises to a wide landing with a window overlooking the lock and a laminate floor.

Bedroom
The main bedroom is a good sized double room with a window overlooking the top lock gates, a small side window looking along the canal, and a decorative fireplace (not useable). There is a lofty ceiling, a laminate floor, and a cupboard housing the immersion tank.

Bedroom
The second bedroom is a good sized double room with a window overlooking the lock and a small Victorian cast iron fireplace (not tested, but believed to be working). There is a lofty ceiling and a carpeted floor.

Bathroom
The bathroom is to the rear with a window overlooking the meadows. It includes a traditional style white Heritage suite, incorporating a bath, a large hand basin, and a toilet, with a laminate floor. This room would benefit from modernisation, but in the meantime it is tidy and functional.

Garden
The house stands on a wide plot stretching alongside the upper pound of the canal and the lock. To the front of the cottage is a hedge, and a pathway extends around the right hand side of the cottage to the rear terrace. To the right of the cottage there is secure gated access to the grounds, suitable for emergencies only, subject to consent from the farmer. To the rear there is an extensive paved terrace with fabulous panoramic views over the meadows of the River Soar, the ancient packhorse bridge, and the footpath to Braunstone. Horses often graze here, and there is a wonderful array of wildlife to enjoy, much to the delight of visitors. To the left of the cottage there is a covered shelter, and a more substantial all-weather shelter called the Boathouse, both ideal for sitting outside when the weather is less appealing. To the far left of the property is a children's play area, and a small wooded strip which could be cleared to open out the canal views.