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"Designed by renowned Victorian church architect James Fowler, it was built in 1871. This Exceptional Former Rectory sits in Beautifully Landscaped Grounds of approximately 2.36 Acres. Located in a peaceful village nestled on the edge of the Lincolnshire Wolds, Area of Outstanding Natural Beauty it is surrounded by scenic walking, riding out, cycle routes and is all under open skies with no light pollution, making it a truly beautiful place to live. Ideally positioned for Louth, Market Rasen and Horncastle which offer between them Grammar Schooling, Independent Shopping and Leisure amenities plus Railway links for anyone wanting to travel further afield.

Lovingly owned by the same family for over fifty years and two generations, the house has undergone a comprehensive restoration including a new roof, boiler, and sewage management system. It offers a rare blend of period character and modern comfort. Arranged over three floors it has generous and well balanced living space including Entrance Vestibule, Reception Hall with Minton Tiled Floor, Gothic Arches and Decorative Ceiling Dome over the Imposing Staircase. Living Room, Formal Dining Room, Study, Snug, Handmade Kitchen with Aga opening to Breakfast Room, Library, Utility Room, Boot Room and a Ground Floor Guest Suite of Bedroom, En Suite and Sitting Room Occasional Bedroom. Over the First and Second Floors there are Six Further Bedrooms Main Bedroom with En Suite , a Shower Room plus Jack & Jill Bathroom and Gymnasium.

Outside the established grounds of approximately 2.35 Acres include a Fernery Courtyard Garden, Woodland Garden and mature double borders. Previously opened as part of the National Garden Scheme, the gardens are stunning. It also benefits from Three Interlinking Garages and Ample Parking.

Entrance Vestibule Approached through double opening wood panelled doors. Minton tiled floor. Windows to both sides. Panelled inner door to

Imposing Reception Hall 6.65m x 4.22m ceiling height measuring 3.18m. 2 Minton tiled floor. Dado rail. Coving. Window to front. Dog Leg Staircase to First Floor Galleried Landing with ornate carved spindles and wood banister. Four ceiling roses.

Living Room 6.65m into bay x 4.55m 21 10 into bay x 14 11 Ornate mantelpiece with wood burner, slate hearth and mirror over. Three windows overlooking the terrace and grounds beyond. High moulded skirting boards. Double radiator. Coving. Oak floor.

Dining Room 6.07m x 4.55m 19 11 x 14 11 Fireplace with circular marble features and tiled hearth. Oak floor. Ceiling rose. Coving. High moulded skirting boards. Double radiator. Windows overlooking the terrace and grounds.

Study 3.58m min x 3.84m min 11 9 min x 12 7 min Chimney recesses with fitted cupboards and shelving. Stone mantelpiece. Window overlooking the terrace and grounds. Ceiling rose. Coving. Double radiator.

Inner Hall Terracotta tiled floor. Coving. Double radiator. Door to terrace and grounds.

Cloakroom Terracotta tiled floor. White tiling to embossed dado tile. Large trough sink in vanity unit with double cupboard under. Low level w.c. Window. Chrome heated towel rail. Coving.

Snug 3.58m x 3.33m 11 9 x 10 11 Terracotta tiled floor. Window overlooking circular patio feature. Coving. Ceiling rose. Double radiator.

Hand Made Kitchen 4.55m x 4.24m 14 11 x 13 11 Finished in navy blue, this is a bespoke hand made fitted kitchen which has panelled wall and base units, wall units having pelmets. Tall shelf unit. Matching Dresser style unit with wooden surface. Central island with granite surface inset electric hob with hanging pot rack over incorporating extractor hood. Oil fired Aga. Built in microwave plus fitted oven. Additional run of units with granite surface. Display shelving. Coving. Terracotta tiled floor. Tiled splashbacks. Double radiator. Door to Utility. Window overlooking Fernery Courtyard Garden . Double squared arch to

Breakfast Room 4.67m into bay x 2.69m 15 4 into bay x 8 10 Three windows overlooking the front garden and driveway. Terracotta tiled floor. Double radiator. Coving. Double squared arch to

Library 4.52m x 3.28m 14 10 x 10 9 Terracotta tiled floor. Hand made fitted storage cupboards and shelving. Window to front overlooking the front garden and driveway. Double radiator.

Utility Room 4.19m x 2.54m 13 9 x 8 4 Contrasting hand made cream coloured wall and base units, wall units with pelmets, matching larder units and wood work surfacers. Double wooden drainer with large inset white enamel Belfast sink. Window overlooking the Fernery Courtyard Garden. Opening to Lobby and door to

Boot Room 3.02m x 3.63m plus depth of cupboards 9 11 x 11 1 Matching cream coloured hand made larder cupboards. Double wooden drainer with Belfast sink. Matching wall and base units. Second staircase to First Floor. Sealed unit double glazed window and door opening to garden.

Lobby Area Terracotta tiled floor. Half double glazed door to Fernery and Tranquility Garden . Door to Cellar Which is under the Kitchen and the same size. Coving. Door to

Ground Floor Guest Suite Bedroom 3.91m x 4.37m 12 10 x 14 4 Terracotta tiled floor. Part vaulted ceiling. Built in wardrobe. Double radiator. Double glazed, double doors opening to the Fernery Courtyard Gardenn . Doors to Guest Suite Sitting Room Occasional Bedroom plus En Suite Bathroom.

En Suite Bathroom White suite of P shaped bath with shower and screen over. Wash hand basin in white high gloss vanity unit with cupboard and drawers under, matching wall mounted storage and illuminated mirror over. Terracotta tiled floor. Tiling to water sensitive areas with mosaic effect border tile. Low level w.c. Coving. Double radiator.

Guest Suite Sitting Room Occasional Bedroom 4.34m x 2.87m 14 3 x 9 5 Terracotta tiled floor. Part vaulted ceiling. Double radiator. Window overlooking Fernery Courtyard Garden .

Galleried First Floor Landing Ornate moulded ceiling dome feature over the staircase. Four ceiling roses. Wooden banister. Dado rail. Coving.

Main Bedroom 6.71m into bay x 4.60m 22 20 into bay x 15 1 Three sash windows in the bay overlooking the grounds, additional window to side. Range of handmade bedroom furniture including four double wardrobes, one gentleman s compactum with drawers. Oak floor. Coving. Two double radiators. Door to

En Suite Bathroom 3.91m x 1.68m 12 10 x 5 6 White suite of panelled bath. Double shower enclosure with rain shower. Trough style sink in grey vanity unit with chrome handles. Low level w.c. Metro style tiling. White heated towel rail. Two windows.

Bedroom Two 6.10m x 4.55m 20 0 x 14 11 Oak flooring. Handmade vanity unit finished in a cream colour with cupboards, drawers and a wooden surfaces with inset trough style sink. Tiled splashbacks. Two windows overlooking grounds. Coving. Ceiling rose. Double radiator.

Bedroom Three 3.63m x 3.91m 11 11 x 12 10 Window overlooking the grounds. Wash hand basin in vanity unit finished in white high gloss and having storage cupboards. Coving. Ceiling rose. Oak floor. Fitted cupboard. Double radiator.

Bedroom Four 4.22m x 3.78m 13 10 x 12 5 Oak floor. Handmade furniture including two gent s compactums, knee hole dressing table, two book shelves and storage cupboards. Additional walk in wardrobe. Two windows. Radiator in decorative cover. Door to Jack and Jill Bathroom.

Bedroom Five 3.61m x 3.33m 11 10 x 10 11 Oak floor. Double radiator. Coving. Window. Opening to Dressing Area with double wardrobe. Coving. Window. Door to Jack and Jill Bathroom

Jack And Jill Bathroom 4.22m x 2.97m 13 10 x 9 9 White suite of large walk in shower enclosure. Low level w.c. Wash hand basin in vanity with illuminated mirror over, white high gloss finish cupboards and drawers under. Tiling to picture rail height. Coving. Double radiator. Window. Walk in airing cupboard with hot water tank and shelving. Door to

Gymnasium 2.26m x 3.28m 7 5 x 10 9 Radiator. Two Velux rooflights. Sloping ceiling. Door to rear second staircase.

Shower Room White suite of large shower enclosure having rain shower. Low level w.c. Tiling and mermaid style boarding to water sensitive areas. Contrasting tiled floor. Heated towel rail. Window.

Second Floor Landing Fitted cupboards. Access to eaves.

Attic Bedroom Six 3.78m max x 4.85m 12 5 max x 15 11 Sloping ceiling. Wood floor. Window overlooking grounds. Double radiator.

Surrounding Grounds & Gardens Approaching 2.5 Acre Breathtaking gardens which have been part of the National Garden Scheme and open to the public to raise money for the British Red Cross, Riding for the Disabled and also the village church. Approached via a sweeping gravelled driveway with turning circle an parking for numerous cars. Undulating and sculptured lawns with Spring and Wildflower areas. Mature trees including a rare Weeping Ash and Indian Catalpa Bean Tree, Acer, Peony Trees plus a restful Woodland Area with cottage style planting and a Bandstand seating area. Large wrap around terrace, a perfect spot for entertaining friends and family. Pergola walkway with climbing plants including clematis and aromatic honeysuckle and a a gorgeous Wisteria. Stunning Iris s and Alliums give stunning splashes of colour to borders. Cottage Garden with dazzling shows of colour from various flowering plants that leads to a Pergola and Seating Area, affectionately nicknamed the bus shelter by the family. Fernery Courtyard with three pools and babbling water features give a zen feeling right outside your home with contrasting greens of the various ferns together with white Clematis flowers. Vegetable Garden with raised beds plus large Soft Fruit Garden. Robinsons Greenhouse plus Hartley Botanical Greenhouse. Irrigation system supplied by rainwater tanks with pump.

Hartley Botanical Greenhouse 3.25m x 5.23m 10 8 x 17 2 Housing two Apricot Trees, Nectarine Tree, Peach Tree and Two Fig Trees.

Three Interlinked Garages Garage One 6.12m in length 20 1 in length Electric Charge Point. Electric up and over door. Light. Door to

Garage Two 4.27m x 4.29m 14 0 x 14 1 Up and over door. Fitted shelving. Boarded loft. Opening to Potting Shed Tack Room and door to

Garage Three 4.29m x 4.29m 14 1 x 14 1 Electric up an over door. Light and electric.

Potting Shed Tack Room 4.27m x 2.44m 14 0 x 8 0 Door to garden

Mower Store Workshop 6.91m x 3.45m 22 8 x 11 4 Light and electric.

Additional Information Tenure Freehold
Services Mains Water and Electric. No Gas. Private Drainage.
Energy Performance Rating T.B.C.
Council Tax Band G East Lindsey

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