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SUMMARY
Super Traditional Character Family Home in 'Tucked Away/No Immediate Neighbours', Rural Position + views to match. Versatile accommodation Inc. 3/4 Beds, Ground & 1st Floor Bathrooms, Cosy Sitting Room & Lounge/Diner, Great Plot - just over 1 Acre (STS) inc. Paddock, Potential Annex.


DESCRIPTION
Traditional DETACHED FAMILY HOME which has been greatly improved & cared for by the current owners. The property offers numerous benefits which will make it particularly attractive to perspective buyers who are searching for a real 'escape to the country'. Positioned in a 'tucked away' RURAL LOCATION with views to all elevations to match. The property is positioned to offer a 'NO NEAR NEIGHBOUR' scenario & boasts a plot the vendor understands to be in the region of just over 1 ACRE, (STS) - with option to buy more - incorporating an ENCLOSED PADDOCK area, wrap around GARDENS, various attractive seating areas, an abundance of graveled OFF ROAD PARKING by way of a Driveway & a Garage, an additional partly converted OUT BUILDING may also lend itself - subject as necessary planning - for conversion to an annex. The House itself which is understood to date back to circa 1876, was built as the game keepers lodge for the nearby Boothby Estate & offers well-proportioned & immaculately presented accommodation offering a degree of privacy on account of the potential ground floor fourth bedroom & the adjacent Shower Room. Also to the Ground Floor can be found a focal Kitchen with the benefit of a separate Utility, Lounge Diner a further Rear Sitting Room with beautiful oak paneling and a focal LOG BURNER. The First Floor has Three Bedrooms and a 3 piece Bathroom. Interest Levels are expected to be high, contact William H Brown on 01754 768311 today to avoid disappointment.

Entrance  
Access via a front Entrance door with opaque coloured inset panel to the top half which leads into the Entrance Porch;

Entrance Porch 
Which is a very useful and well proportioned area which the current owners use as an office facility having the benefit of a radiator, coved ceiling, double glazed window allowing for natural light and a further double glazed inner door with glazed inserts leading into the;

Main Entrance Hallway 
Having a recess cloak cupboard with drawer facility below and over head cupboard ideal for hanging, a built in dresser style storage unit with a glass fronted eye level display cabinet with drawers and cupboards beneath, radiator, attractive 'Karndean' flooring, stairs allowing access into the First Floor accommodation along with a under stairs recess great for storage. With doors to the following rooms;

Lounge/diner 11' 11" x 17' 10" ( 3.63m x 5.44m )
With two radiators, coved ceiling, wall and ceiling spotlights, double glazed french doors and matching side panels allowing access into the garden area and a further double glazed window to the side allowing for additional natural light whilst creating a dual aspect to the room, with glazed double doors leading into the Rear Sitting Room;

Rear Sitting Room 12' 3" plus recess x 10' 3" ( 3.73m plus recess x 3.12m )
Which is delightful and cosy room benefiting from an oak engineered floor complimented by oak paneling to the walls, and a focal log burner which is set within a chimney recess with a tiled back and decorative health with a wooden mantle over, which is a real focal point of the room whilst also providing additional heating over and above that provided by the radiator. With double glazed french doors into the Rear Garden with an accompanying double glazed window located to the side of the doors, feature beams to the ceilings and an arch recess which is a really useful area, currently designed with shelves to create a library affect area whilst a door with a glazed inset panel to the top half leads from the sitting room into the Main Entrance Hallway area itself.

Kitchen 14' 2" x 13' 6" ( 4.32m x 4.11m )
Which has two access doors both off the principle Hallway. The kitchen is a real focal point of the home with adequate space to the centre to accommodate a dining table. The Kitchen is fitted with a comprehensive range of wall base and drawer units incorporating a one and a half bowl inset white ceramic sink with mixer taps over, coved ceiling appliance space, a Range Master cooker with a double extractor canopy over which is included in the sale, as is a dishwasher. The Kitchen has a good range of work top areas, complimentary tiled splash backs, radiator and great natural light on account of its dual aspect with three double glazed windows set to two elevations of the room.

Bedroom Four / Study Room  6' 7" x 10' 1" ( 2.01m x 3.07m )
With a radiator, feature Karndean flooring and a double glazed window overlooking the Garden. This is a really versatile room and could be used as a bedroom if required.

Shower Room 
Fitted with a three piece suite comprising of a compact paneled bath with mains shower over, low flush WC, wash hand basin, tiled splash backs, white ladder style radiator and double glazed window providing natural light. There is an inner door which leads into the Rear lobby area;

Rear Lobby Area  
With two external access doors with inset glazed panels to the top half in each instance and a floor mounted boiler. With an additional door which leads into the utility;

Utility Room 7' 4" x 10' 10" ( 2.24m x 3.30m )
Having four double glazed windows set to two elevations, ample appliance space, plumbing and space for a washing machine, a Belfast Sink with a wooden double drainer to accompany, creating a really useful aspect of the home.

First Floor 


Landing 
An area which the benefit of natural light on account of two double glazed window, radiator, open banister staircase, feature beam ceiling, loft hatch access and doors leading to;

Bedroom One 
With two double glazed windows set to two elevations creating a good flow of natural light and a dual aspect to the room. The windows allow views over the adjacent rural landscape, with an exposed wooden floor, feature beam ceiling, two radiators and a latch style door which leads to the airing cupboard which incorporates a hot water tank, useful shelving for storage and a double glazed window, (this area is a really useful aspect to the bedroom)).

Bedroom Two 11' 11" x 14' 9" ( 3.63m x 4.50m )
With a radiator, double glazed window allowing views over the adjacent rural landscape, loft hatch access, coved ceilings and a ceiling fan light.

Bedroom Three 8' 1" x 8' 5" ( 2.46m x 2.57m )
Having a dual aspect with double glazed windows set to two elevations, allowing for good natural light with the rear window allowing views towards the 'Pudding Holt Wood' to the distance, ceiling spot lights, restricted ceiling height, radiator, open robe/ shelf storage provision and a coved ceiling and eaves access along with an eaves style useful built in cupboard.

Bathroom 
Fitted with a three piece suite comprising of a corner pedestal wash hand basin, a corner low flush WC and a paneled bath with antique style telephone mixer taps over, tiled splash backs, paneled walls, feature flooring, ceiling spotlights, white ladder style radiator, a further radiator, built in eaves access to incorporate a practical cupboard area and ceiling spotlights, with two double glazed windows allowing for natural light. The bathroom has a pleasant feel in account of the restricted ceiling height.

External 
The property occupies a generously proportioned plot which boasts various aspects and benefits. The overall plot, the vendor understands is in the region of just over an acre in size, (STS) which incorporates immediate Gardens and an enclosed Paddock area beyond. The Gardens incorporate numerous features both practical and pleasing to the eye. The prominent design of the garden is laid to lawn with various planted and low maintenance beds and borders which beautifully compliment the area, various gated pathway access points, an orchard area which boasts numerous established fruit trees, growing bed facilities, accompanied by two useful timber garden sheds, a green house and poly tunnel which will enable the future home owner to operate with a degree with self efficiency if required. The outside area also has an attached garden store which incorporates within it a gardeners toilet, tap, tiled flooring, double glazed window and light and power connections. This fantastic wrap around plot also includes a barbecue area, a timber gazebo raised seating area which has the benefit of electric connections and is located adjacent to the paddock, thus creating a fantastic outside entertaining area perfect for alfresco dining. The paddock area itself would be perfect for those with an equestrian interest and is a real selling feature of the home. Further benefits of the property include; a garage, oil storage tank, hedged and fenced enclosures to the boundaries and also a further building which is located in the garden and was formally the garage which would lend itself to conversion, subject as necessary planning consents being obtained prior to legal commitment to purchase being made, into an Annex Style Facility;

Annex Style Facility 12' 5" max approx x 26' 2" max approx ( 3.78m max approx x 7.98m max approx )
Having recently under gone some works and having been partly converted. The owner has advised us that this building has had the benefit of a re-roofing scheme, it has light and power connections and a boiler and radiators are installed but are yet to be connected. With ceiling spotlights, a pull down ladder which allows access into a further loft area and also into an adjacent lean to store. The building has the benefit of three phase electric connections. Internally the majority of the walls have been boarded and plastered.

Garage 10' max x 13' 10" ( 3.05m max x 4.22m )
Which is adjacent to a graveled driveway area benefiting from an up and over door.

Agents Note 
Prospective buyers are advised that by separate negotiation, the vendor is happy to offer the option of an additional 3 acres, (Approx. - STS), which also includes a substantial barn building.

Area Information 
Please follow the link below which will provide a useful source of information relating to the local area.
https://lovelincolnshirewolds.com/explore


DIRECTIONS
See Multi Map Illustration.



1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. Measurements: These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.