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" Palatial Victorian residence together with a separate two storey barn conversion occupying a generous sized plot with garaging for four vehicles, workshop, garden kitchen, summerhouse and hen house enjoying a non-estate position, with countryside views to the front and rear.

Details GENERAL INFORMATION
Palatial Victorian residence together with a separate two storey barn conversion occupying a generous sized plot with garaging for four vehicles, workshop, garden kitchen, summerhouse and hen house enjoying a non-estate position, with countryside views to the front and rear, on the north western outskirts of this popular village between Lincoln and Gainsborough. The main house retains much of its original Victorian splendour enhanced by a decorative colour scheme in keeping with the era whereas the separate barn conversion has very much a cottage theme. Further advantages include an oil fired central heating system

(with separate boiler for the main house and cottage), uPVC double glazing to all external windows and most external doors in the main house and similar double glazing to all but two windows in the cottage (except conservatory), contemporary bathroom and shower room suites and a range of four garages (three with remote electrically operated doors).

The main house reveals its Victorian heritage with deep skirtings, high ceilings, cornicing in many rooms, a splendid staircase, some stained glass windows and heavy four panel doors to most internal openings. The expansive family accommodation briefly comprises: Enclosed Porch, Hall, Drawing Room, Sitting Room, Dining Kitchen, Utility Room/Laundry, Office/Crafts Room, Cloakroom, Five Bedrooms, Bathroom, Shower Room, southerly facing balcony and concealed, extending loft ladder access to lined roof space.

The separate cottage features an exposed stone, mock fireplace and chimney breast in the lounge, exposed beams to virtually all ceilings and exposed brickwork to some internal walls. The accommodation briefly comprises: Lounge, single glazed Conservatory, Dining Kitchen, Two Bedrooms and first floor Shower Room.

The property enjoys open countryside views to the western and eastern sides and is approached from the western side over a gravelled drive providing parking facilities and access to the garages and workshop. Garage 1 is a double garage (some 5.45m x 4.8m - some 17'11' x 15'9' internally - with twin, remotely operated up and over doors, power and light points and storage recess to one side). Garage 2 (some 5.45m x 2.75m - some 17'11' x 9'0' - also has remotely operated up and over door, power and light points). Garage 3 and workshop (some 5.35m x 5.2m - some 17'7' x 17'1' overall - has an up and over door, pedestrian access door, power and light points, fitted cupboards and work benches and uPVC double glazed windows). The property is bounded on the western side by a mature hedge and the gardens on this side are laid primarily to lawn with beds stocked with a variety of shrubs and bushes (including some soft fruits). A timber paling fence and twin gates allow access to the remainder of the gardens which are also laid mainly to lawn with beds and borders stocked with a cornucopia of flowers, shrubs, ground cover and climbing plants as well as numerous trees. There is also a small vegetable area, split level pond with waterfall (stock not included) and rockery surround and, between the house and cottage, a generous sized patio area bounded on the eastern side by further trees and shrubs and attractive countryside views. Various outbuildings include a garden kitchen (some 4.0m x 3.3m - with paved floor, brick built barbeque, roll edge work surfaces, power and light points, double glazed patio doors on one side an part glazed single door on the other side), hen coop, garden store, two greenhouses and a summer house.

EPC Rating: TBC
A copy of both Energy Performance Certificates are available on request.

Council Tax Band: D
Local Authority: West Lindsey District Council

Vacant possession is available on completion.

We have not tested services, installations and appliances or verified connections to mains services.

Viewing: By appointment through Burton & Co. Property Centre. Please give 24 hours notice. All viewings must be confirmed prior to 5pm on the day before appointment.

LOCATION: The house is situated on the north western approach to the village at the side of the main Gainsborough Road.

Office of Fair Trading best practice requires us to obtain satisfactory evidence of the buyer's identity where an offer has been accepted. As soon as this occurs the buyer must provide to us a current photocard driving licence showing their current address, or their current passport together with an item of evidence to prove their address such as a utility bill (not a mobile phone bill) or bank statement dated within the last 3 months or a council tax demand for the current year. Alternatively a letter from their solicitors confirming that they have checked the buyer's identity will be acceptable. The intended transaction may be delayed if these requirements are not complied with and the buyer must contact us promptly if any problems arise.

MAIN HOUSE ACCOMMODATION
Arched entrance with sealed unit double glazed door to:

ENCLOSED PORCH with plant shelves either side and part glazed panel door (with coloured glass side panels and fanlight) to:

ENTRANCE HALL an impressive introduction with cornicing to ceiling, wall mounted cloakrail and hooks, wide, open arch and integral, understairs storage cupboard with stained glass window to the western side.

DRAWING ROOM (some 3.95m x 3.95m - some 13'0' x 13'0' including recess to either side of chimney breast but excluding depth of bay window to the western side) a naturally light, bright and inviting room with large bay window to the western side, further window to the southern side and timber fireplace surround with central recess and raised, quarry tiled hearth. To either side of the chimney breast there are fitted book shelves. Picture rail to all walls, cornicing to ceiling, stripped floorboards, reading light, radiator and fitted seat (with storage beneath) within bay.

SITTING ROOM (some 4.7m x 4.6m - some 15'5' x 15'1' including recess to either side of chimney breast) an equally impressive and inviting room with southerly facing, uPVC double glazed, twin doors and fanlight, radiator with display shelf above, timber fireplace surround with raised, quarry tiled hearth and cast iron multi-fuel stove, picture rail to all walls, cornicing to ceiling and fitted storage/display shelves to either side of chimney breast.

DINING KITCHEN (some 4.85m x 4.5m - some 15'11' x 14'9') measurements include a range of units comprising wall mounted cupboards (with concealed lighting beneath) and base unit cupboards and drawers with roll edge work surfaces and deep, ceramic tiled splashbacks. (The bespoke dresser and display cabinet are not included in the sale price). The chimney breast has a central recess with built-in Rayburn Royal (oil fired) stove and tiled recess. Inset contemporary single drainer one and a half sink unit with monobloc tap and drinking water fountain. Combination oil fired central heating boiler. Radiator, integrated base oven and inset, four ring, gas hob (LPG) with extractor hood above. Window overlooking the gardens on the southern side and part double glazed panel door to further porch on the southern side with quarry tiled floor, base unit double cupboard with shelves above, three ceiling recessed spotlights and large southerly facing window, windows either side and part opaque double glazed uPVC panel door also to the southern side.

UTILITY/LAUNDRY ROOM (some 2.85m x 2.85m - some 9'4' x 9'4') measurements include an extensive range of cupboards comprising wall mounted units (with concealed lighting beneath) and base unit cupboards and drawers with roll edge work surfaces and tile effect splashbacks. Radiator, paved floor, plumbing for automatic washing machine and dishwasher, centre ceiling fluorescent light and inset hairdressers wash basin.

OFFICE/CRAFTS ROOM (some 4.55m x 2.9m - some 14'11' x 9'6') with uPVC double glazed windows to the southern and eastern side, radiator with display shelf above, ceiling recessed spotlights and uPVC double glazed door to the patio on the eastern side.

CLOAKROOM with whisper green colour suite comprising: oval wash basin set within roll edge surface with double cupboard beneath, monobloc tap and tiled splashback; low flush WC with pine style seat. Window to the side. Radiator and tiling to part of some walls.

RECESSED STAIRS (with spindled balustrade and westerly facing window on the half landing) from entrance hall to first floor.

LANDING with spindled balustrade at stairhead, several ceiling recessed spotlights, concealed extending loft ladder access to roof space and integral, shelved linen cupboard incorporating shelves and hanging rail. Part opaque double glazed uPVC panel door to:

BALCONY with corrugated pvc roof on a timber frame, timber balustrade and attractive views over the countryside to the east and the gardens on the southern side.

BEDROOM 3 (some 3.95m x 3.95m - some 13'0' x 13'0' including recess to either side of chimney breast) the chimney breast has an attractive, ornate fireplace with tiled hearth and centrally recessed open grate. Windows to the western and southern sides, double radiator, laminate flooring and picture rail to all walls. This room is currently used as a games room with fitted shelves to one side of the chimney breast.

BEDROOM 2 (some 4.7m x 3.0m - some 15'5' x 9'10') with picture rail to all walls, radiator and southerly facing window.

BEDROOM 1 (some 4.7m x 3.15m - some 15'5' x 10'4' including recess to one side of chimney breast) the chimney breast has a bespoke fireplace surround fashioned by the current owners from an old upright piano and pictorial tiles. Picture rail to all walls, window to the southern and eastern side and radiator.

BEDROOM 5 (some 2.85m x 2.85m - some 9'4' x 9'4') with radiator and window on the eastern side enjoying limited views of countryside to the east.

FAMILY BATHROOM with contemporary white colour suite comprising: roll top, claw foot bath with mixer tap, twin oval hand basins each with monobloc tap and a common, tiled splashback with mirror above; bidet; low flush WC with antique pine style seat. Retro radiator, dado rail and picture rail to all walls, laminate flooring and window to the eastern side.

SHOWER ROOM with contemporary, white colour suite comprising: large shower cubicle with ceramic tiling to all walls, direct feed shower installation, large wall mounted mirror and glazed, pivot door; pedestal hand basin with tiled splashback, shelf and large wall mounted mirror above; low flush WC. Fitted storage shelves, double radiator, laminate flooring and window to the eastern side.

STAIRS (with handrail to either side) from landing to:

BEDROOM 4 (some 4.9m x 3.6m - some 16'1' x 11'10' excluding built-in plinth but including recess to either side of chimney breast on opposite wall) steeply hipped ceiling with exposed beams and double glazed rooflight. Radiator, exposed brickwork above plinth and small window to the eastern side enjoying panoramic views of the surrounding countryside.

COTTAGE ACCOMMODATION
Twin, glazed panel doors to:

CONSERVATORY (some 3.7m x 2.55m - some 12'2' x 8'4') alloy framed and single glazed construction beneath a polycarbonate roof with laminate flooring and sealed unit double glazed twin doors (with matching panel either side) to:

LOUNGE (some 4.4m x 4.1m - some 14'5' x 13'5' including recess to either side of exposed stone mock fireplace and chimney breast) exposed ceiling beams, twin wall light points and two radiators.

DINING KITCHEN (some 4.15m x 4.05m - some 13'7' x 13'3' including staircase) measurements also include an extensive range of units with knotted pine style doors comprising wall mounted cupboards larder unit and base unit cupboards and drawers with roll edge work surfaces and ceramic tiled splashbacks. Inset Belfast sink with monobloc tap and drinking water fountain. Integrated base oven with inset, four ring, gas (LPG) hob. Exposed ceiling beams, paved floor, radiator, window to the eastern side enjoying views over the surrounding countrywide, southerly facing window and part glazed multi-panel stable type door also to the southern side. Plumbing for dishwasher. Worcester oil fired central heating boiler with wall mounted programmer above and stairs (with handrail and exposed brickwork to part of one wall) to first floor.

LANDING with exposed beams, integral airing cupboard housing a factory lagged hot water cylinder with immersion heater and exposed brickwork to one wall.

BEDROOM 1 (4.15m x 3.35m - some 13'7' x 11'0') with exposed brickwork to most walls, steeply hipped ceiling with exposed beams, radiator and southerly facing window

BEDROOM 2 (some 3.15m x 2.0m - some 10'4' x 6'7' excluding door recess) with exposed ceiling beams, radiator, steeply hipped ceiling and southerly facing window.

SHOWER ROOM with white colour suite comprising: shower cubicle with ceramic tiling to full height on three walls and glazed door; oval hand basin set within roll edge surface with double cupboard beneath and tiled splashback; low flush WC. Radiator, plumbing for automatic washing machine and (single glazed) window to the eastern side enjoying panoramic views over the surrounding countryside.

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