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" Situated just off Station Road in the popular village of North Thoresby this lovely Coach House was converted some years ago to provide excellent living accommodation as an annexe to Holmfield, a fine Victorian residence standing just to its southern side. The property is now being offered for separate sale and in the Agents opinion possesses great scope for further enlargement and enhancement to create a wonderful family size home set within excellent gardens. With oil fired central heating, some double glazing and a security system the accommodation comprises:- Entrance Hall, Cloakroom, Lounge, spacious Dining Kitchen, Landing, two double Bedrooms (one with ensuite shower) and Bathroom. There is an externally accessed Snooker/Leisure Room and a Double Garage and the established gardens include a tennis court, lawns, vegetable garden and greenhouse. A rare opportunity.

GROUND FLOOR
ENTRANCE HALL
With a spindle balustrade staircase and an under stairs cupboard.

CLOAKROOM
With a white w.c. and a corner pedestal handbasin.

LOUNGE 4.52m

(14'10') x 3.00m

(9'10')
With two walls light points and a central heating radiator.

DINING KITCHEN 5.49m

(18'0') x 4.39m

(14'5')
Very spacious and featuring a range of light woodgrain wall and base cabinets with wooden butchers block work surfaces incorporating a single drainer stainless steel sink unit. There is space for freestanding appliances, French doors open into the garden and there is a Firebird oil fired boiler, a central heating radiator and a fitted bookshelf unit.

SNOOKER LEISURE ROOM 9.22m

(30'3') x 5.18m

(17'0')
With French doors to the front and rear, four central heating radiators and laminate flooring.

FIRST FLOOR
LANDING
BEDROOM ONE 4.27m

(14'0') x 3.84m

(12'7')
With fitted furniture, a shelved cupboard, a shower cubicle with a gold finish mixer shower and a vanity handbasin. Central heating radiator.

BEDROOM TWO 3.89m

(12'9') x 3.66m

(12'0')
With pear wood style fitted furniture and a central heating radiator.

BATHROOM 2.95m

(9'8') x 1.52m

(5'0')
Fully tiled and with a white suite comprising a panel bath, a pedestal handbasin and a w.c. Central heating radiator.

DOUBLE GARAGE 5.59m

(18'4') x 5.26m

(17'3') plus 4.01m (13'2') x
3.23m

(10'7')
A double garage with a workshop area at the rear and with an electrically operated roller door.

The Coach House stands within established gardens which include a greenhouse and vegetable garden and a sizeable lawned area. There is a paved patio immediately adjacent to the Dining Kitchen and within the rear garden there is a hard surfaced tennis court (in need some maintenance work). Vehicular access to The Coach House is via a shared driveway to the west of Holmfield approached from Station Road.


SERVICES
Mains water, electricity and drainage are connected.

CENTRAL HEATING
Comprises radiators as detailed above connected to the Firebird oil fired boiler.

DOUBLE GLAZING
The property has the benefit of a combination of some uPVC framed double glazing, some wooden framed double glazing and some single glazing.

SECURITY
A security alarm system is installed.

LOCAL AUTHORITY
East Lindsey District Council.

COUNCIL TAX
Our enquiries of the Local Authority indicate the property to currently be in Council Tax Band A. This assessment may be reviewed by the Local Authority following sale due to the re-allocation of some accommodation.

TENURE
Freehold - subject to Solicitors verification.

IMPORTANT
The Coach House is being offered for sale in the format described in this brochure following a decision to separate it from the main house. The vendor will obtain the relevant approval from the Local Authority prior to exchange of contracts. A Building Plot to the western side of The Coach House is being sold separately.

VIEWING
By appointment through the Agents on Grimsby 311000.

LOCATION AND AMENITIES
The Coach House is delightfully tucked away to the rear of Holmfield, a fine Victorian residence on the northern side of Station Road. The village of North Thoresby offers a range of local facilities including two Public Houses, a general store, a primary school and a hardware store. The towns of Grimsby and Louth are both within twenty minutes drive.

"