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"This is a RARE OPPORTUNITY, a CHARMING CHARACTER COTTAGE in a DELIGHTFUL VILLAGE having the unusual benefit of being of sufficient size to offer FAMILY ACCOMMODATION with FOUR BEDROOMS, BREAKFAST KITCHEN, SEPARATE SITTING ROOM and DINING ROOM, STUDY, NURSERY, COTTAGE GARDENS WITH GARAGE WORKSHOP and GAMES ROOM. Photographs do not do justice to the space and charm on offer. INTERNAL VIEWING IS VITAL.

ACCOMMODATION All dimensions are approximate and are taken from plaster to plaster or internal wall faces. Photographs are taken using a wide-angle lens. VIEWING Viewing is strictly by appointment with the Selling Agents Escritt Barrell Golding. Tel: 01529 302271 or sleaford@ebgproperty.co.uk
All prospective purchasers are invited to discuss any matters of particular interest to them with a staff member who has seen the property before making an appointment to view. SITUATION Horbling is a village having a primary school and a pub located just over 1 mile north of Billingborough approximately 14 from Grantham and 10 miles from Sleaford. The commutable towns of Bourne and Spalding are a short distance away. There are a good variety of local shops in the centre of the village of Billingborough including a post office, public houses, primary schools DESCRIPTION This is a RARE OPPORTUNITY, a CHARMING CHARACTER COTTAGE in a DELIGHTFUL VILLAGE having the unusual benefit of being of sufficient size to offer FAMILY ACCOMMODATION with FOUR BEDROOMS, BREAKFAST KITCHEN, SEPARATE SITTING ROOM and DINING ROOM, STUDY, NURSERY, COTTAGE GARDENS WITH GARAGE, WORKSHOP and GAMESROOM. Photographs do not do justice to the space and charm on offer. INTERNAL VIEWING IS VITAL. ENTRANCE HALL The property is approached by a block paved driveway to a timber and glazed front door with covered porch, leading to the Entrance Hall. Entrance Hall having a window to the side elevation, ceramic tiling to the floor, hanging for coats, panelled radiatorand oil fired combination boiler. The Entrance Hall also features an original stainglass panel. From the Entrance Hall a timber and glazed door leads through to the large Breakfast Kitchen. BREAKFAST KITCHEN 5.79m(19'0'') x 3.78m(12'5'') overall The kitchen area has a comprehensive range of fitted floor mounted units with a solid wood worksurface. There is an inset Butler sink with ceramic drainer and a mixer tap. There is a window to the rear elevation overlooking the garden. Beams to ceiling. There is space for free-standing fridge/freezer. There is a reclaimed brick fireplace with fitted multi-fuel stove and there is a matching range of wall mounted eye level cupboards, which also incorporate an extractor unit with lighting above the gas hob. The breakfast area of the kitchen has ceramic tiling to the floor. There is a timber and glazed door to the rear garden. There are windows to the side elevation and rear, panelled radiator, shelving and a storage cupboard. To the right of the fireplace a louvre door gives access to further storage with shelving.
Also leading off the Inner Hallway is a Utility Room. INNER HALLWAY Two steps from the kitchen lead down to the Inner Hallway, from which a door gives access to the downstairs Shower Room and WC.
Also leading off the Inner Hallway is a Utility Room.
From the Inner Hall a timber and glazed door leads through to the Dining Room. SHOWER ROOM AND WC The shower is a double sized walk-in shower with fitted electric shower. There is ceramic tiling to the floor. Wash hand basin and low level WC. The shower room also contains a storage / airing cupboard with shelving. UTILITY ROOM With ceramic tiling to the floor. There is plumbing for washing machine and tumble dryer. Space for free-standing fridge/freezer and shelving for further storage. DINING ROOM 4.27m(14'0'') x 4.14m(13'7'') The Dining Room having window to the side elevation. Stairs rising to the First Floor. Double panelled radiator. Understairs storage cupboard and an Archway giving access to a Study.
From the Dining Room a timber and glazed door gives access to the Sitting Room.
From the Dining Room stairs rise to a half Landing with a window to the side elevation, stairs turn to the First Floor Landing with access to the roof space. STUDY 3.45m(11'4'') x 1.55m(5'1'') SITTING ROOM 4.32m(14'2'') x 4.09m(13'5'') The Sitting Room having a window to the side elevation, beams to the ceiling, a period fire place with decorative tiling and mantle and a quarry tiled hearth. There is a working open fire, pine dado rail, window seat and fitted wall lighting. SITTING ROOM Further photograph. FIRST FLOOR LANDING A timber panelled door gives access to the Master Bedroom.
Bedroom Two is accessed by the extended First Floor Landing and the extended First Floor Landing having panelled radiator and there is a stripped pine door giving access to Bedroom Two.
From the First Floor Landing to Bedroom Three.
From the First Floor Landing to Bedroom Four.
From the First Floor Landing to the Family Bathroom.
From the First Floor Landing there is timber and glazed door which gives access to a further First Floor Room. MASTER BEDROOM 4.39m(14'5'') x 4.22m(13'10'') Master Bedroom with panelled radiator, stripped pine window to the front elevation, pine floorboards, beams to the ceiling and a timber and glazed door to the en-suite WC. EN-SUITE WC - having wash hand basin and low level WC. BEDROOM TWO 4.29m(14'1'') x 3.76m(12'4'') Bedroom Two has windows to rear and side elevations, panelled radiator, beams to the ceiling. BEDROOM THREE 3.63m(11'11'') x 3.33m(10'11'') Bedroom Three having panelled radiator, two Velux roof lights, a range of fitted store cupboards. BEDROOM FOUR 4.19m(13'9'') x 2.41m(7'11'') Bedroom Four having window to the side elevation, panelled radiator. FAMILY BATHROOM 2.84m(9'4'') x 3.18m(10'5'') The family bathroom is a well proportioned bathroom with obscure window to the rear elevation. There is a period style free-standing roll top bath with claw feet and a side fitted mixer tap with shower attachment. There is a traditional style WC, Bidet and a period style wash hand basin. Picture rail and a recess for further storage if required. FIRST FLOOR ROOM 2.41m(7'11'') x 1.93m(6'4'') There is a window to the side elevation. This room is suitable for a variety of purposes, which might include study, nursery or hobby room. THE OUTSIDE The property is approached via a gravelled driveway from the High Street in Horbling to a Five Bar Gate. There is block paving along the front elevation of the property, which is bounded by low maintenance gravel areas and mature raised beds with a large range of cottage garden herbaceous plants and perennials. The driveway opens to a block paved parking area and to the rear of the property is a Bar-be-cue and seating area, again with raised cottage gardens, a purpose built Pergola with reclaimed brick and terracota flooring. There is an area of lawn, a pantiled open fronted log store and storage area. In addition there is a further seating area under a mature apple tree to the front of a further outbuilding which can be used as a summer house.
The garden is laid mainly to lawn bounded by secure fencing and hedging. The garden contains a wide variety of specimen trees, fruit trees and herbaeous perenials. The cottage enjoys a pleasant southerly aspect and must be viewed internally to appreciate the size and charm of the accommodation on offer. GARAGE BLOCK 5.33m(17'6'') garage x 4.75m(15'7'') There is a detached brick and pantiled roof Garage with up and over door to the side of which is a Games Room/Workshop. The Garage has power and light and a window to the front elevation.
GAMES ROOM/WORKSHOP 4.78m(15'8'') x 4.24m(13'11'') Having power, light and window to the front elevation. In addition there are stairs to the mezzanine floor above the Games Room, which again provides further loft space for a variety of uses such as hobby room or an area for further storage.
WORKSHOP AREA There is potential for conversion to a business or annex, this will be subject to local planning. MONEY LAUNDERING MONEY LAUNDERING REGULATIONS 2007
Estate agents are included within the 'regulated sector' covered by the Money Laundering Regulations which came into force on 15th December 2007. Proof of identity and address may be required prior to any transaction. SERVICES Please note that the services and any associated fittings, systems and appliances referred to in these particulars have not been tested.
TENURE The property is understood to be freehold and vacant possession will be given on completion of the sale. SURVEYS When you have found the home you want to purchase, remember that Escritt Barrell Golding Chartered Surveyors can help you even further. Our qualified Surveyors are able to carry out the RICS 'Home Buyers Survey and Valuation' which gives you peace of mind about your proposed purchase.
PLEASE NOTE: We are not able to carry out surveys on properties being sold by Escritt Barrell Golding. THINKING OF SELLING For a free, no obligation valuation contact Escritt Barrell Golding on 01529 302271 or sleaford@ebgproperty.co.uk These particulars, whilst believed to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firms employment has the authority to make or give any representation or warranty in respect of the property.
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