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" Standing in an elevated position and with a wide frontage to Livesey Road, The Rowans is without doubt a home of the highest calibre with extensive accommodation presented to a superlative standard throughout. Progressively improved during the last few years by the present owners on a 'no expense spared' basis, the quality of the interior fittings and features would be difficult to better and viewing is therefore highly recommended.

The house benefits from oil fired central heating, uPVC double glazing (by Spire Windows of Louth) and a comprehensive security alarm system and principal features include the welcoming central Reception Hall with a contemporary styled Cloakroom leading off, the elegant 24'0 Drawing Room with its classic style recessed fireplace and the adjoining formal Dining Room. There is a separate rear Sitting Room

(a great room for cosy evenings by the TV) plus the exquisite Kitchen presented in a cream French inspired style and all handcrafted by local specialist Traditional Joinery. A very useful Breakfast Room adjoins the Kitchen and is perfect for everyday dining being enhanced by lovely views of the rear garden through its glazed French doors. A range of doors cleverly disguise the Utility facility and the double size integral Garage can be accessed directly from this part of the house.

On the first floor, the central Landing is large enough for combined use as a Study and gives access to the other rooms. The Master Bedroom is a delight with the bedroom area equipped with cream wardrobes and double doors opening through to one of the finest en-suite Bathrooms one could ever hope to see. Fully equipped with a white suite and bidet plus an Aqualisa digitally controlled shower this is a lovely feature of the house and can set it apart from other homes offering a standard 'en-suite'. There are three further double Bedrooms (two with ranges of mirrored wardrobes) all beautifully presented and colour co-ordinated whilst the Family Bathroom is another stunning example of modern design with its blue and grey contrasting tiling and contemporary styled white suite again including an Aqualisa digital shower.

A number of rooms within The Rowans benefit from an integrated remote controlled sound system with speakers linked to a central source.

The established grounds are another of The Rowans greatest assets with a wide frontage to Livesey Road and an open paddock behind the property combining to enhance the rural setting. The gardens are principally lawned with established shrubs set within island beds and borders and there is a delightful pond plus a terrace and a sitting area with a pergola above.

The village of Ludborough is ideally located between Grimsby and Louth with both towns accessible within 15 to 20 minutes. There is a popular local Public House and a primary school is located on the fringe of the village.

The Rowans is, without doubt, one of the finest homes of its type currently available in the area and discerning potential purchasers seeking a property of unsurpassed quality are advised to view without delay. EPC Rating - D

RECEPTION HALL
A very impressive and welcoming entrance area featuring the centrally positioned staircase with spindle balustrade leading to the first floor. There is a beautiful oak floor and a radiator with decorative cover.

CLOAKROOM
A contemporary styled facility featuring a white suite comprising a low flush w.c. and a circular bowl set on an oak cabinet with a black granite top. The walls and floor feature superb tiling and there is a chrome heated towel warmer.

DRAWING ROOM 7.32m(24'0)x4.57m(15'0) plus recessed fireplace
An elegant room of excellent proportioned and featuring a classic style white column fireplace with a marble hearth and inset and an open fire grate. Twin windows either side of the fireplace provide additional natural light and the room links to the Dining Room via four-fold doors. There are two wall light points and two central heating radiators.

DINING ROOM 5.18m(17'0)x3.05m(10'0)
Positioned adjacent to the Drawing Room and with a central heating radiator and a wide window providing a lovely rural view.

SITTING ROOM 5.33m(17'6)x3.35m(11'0)
A good size yet cosy room featuring a traditional style cream marble fireplace with an electric flicker flame effect fire. Patio style doors lead out into the rear garden and there is a central heating radiator.

KITCHEN 5.33m(17'6)x3.40m(11'2)
Beautifully appointed with a classic range of cream handcrafted French inspired wall and base cabinets with terracotta speckled granite worksurfaces. The cabinets feature crystal door and drawer pulls and a particularly impressive feature is the imposing centrally positioned 'fireplace' designed to accommodate the Rangemaster Toledo range style cooker. There is an extractor canopy within the recess, there are twin inset sinks within the worksurfaces and there is a dishwasher. A wide recess accommodates the American style fridge/freezer, the floor is tiled and there is a central heating radiator with a decorative cover. A range of recessed spotlights illuminate the room and a step down links it to the Breakfast Room.

BREAKFAST ROOM 3.35m(11'0)x2.26m(7'5)
Forming an 'L' shape with the Kitchen and with French doors leading into the garden and a single door leading to the integral garage. A range of doors conceal the Utility cupboard which provides space for a number of appliances and the floor is beautifully tiled to match the Kitchen. Central heating radiator.

FIRST FLOOR
LANDING
A very spacious central landing large enough to accommodate a desk and be used as a combined Study area. There is a central heating radiator and an airing cupboard housing the cylinder and the connection points for the property's integrated speaker system.

MASTER BEDROOM 4.27m(14'0)x3.45m(11'4)
Featuring a range of classic style fitted wardrobes in cream with part glazed doors positioned to separate the bedroom area from the en-suite Bathroom. Double doors lead through to the en-suite and there is a central heating radiator and a lovely rural view.

EN-SUITE BATHROOM 3.43m(11'3)x2.24m(7'4)
Appointed to a prestigious standard with a white suite comprising a panel bath, a bidet, a concealed cistern w.c. and a semi recessed basin. There is a separate quadrant shaped clear shower cubicle housing the Aqualisa digitally controlled shower and the room features an excellent range of fitted bathroom furniture including cabinets, toiletry shelves, a lighting canopy and a mirror above the basin. The floor and walls are beautifully tiled and there is a heated towel warmer.

BEDROOM TWO 4.57m(15'0)x3.66m(12'0)
A lovely room with a central heating radiator and an excellent range of built-in mirrored wardrobes with sliding doors.

BEDROOM THREE 4.57m(15'0)x3.53m(11'7)
With a central heating radiator.

BEDROOM FOUR 5.18m(17'0)x3.05m(10'0)
Positioned to the front of the house and with a range of freestanding mirrored wardrobes and a central heating radiator.

FAMILY BATHROOM 3.35m(11'0)x2.49m(8'2)
Presented in a contemporary style with superb contrasting blue and grey tiling and a white suite comprising a panel bath with a chrome mixer/rinser tap, a concealed cistern w.c. and bidet and a circular bowl style basin set on a range of four cabinets with black surfaces. There is a separate semi circular clear shower cubicle with an Aqualisa digitally controlled shower plus an illuminated mirror and heated towel warmer. A hatchway gives access to the loft area.

DOUBLE GARAGE 6.02m(19'9)x5.92m(19'5)plus 2.44m(8'0)x1.78m(5'10)
An excellent size garage housing the Eurostar oil fired boiler.

The Rowans stands in an elevated position with beautiful gardens which combine wide lawned areas with well stocked island beds and borders. There are numerous specimen shrubs set within the wide side garden and to the front of the house a quality sett paved driveway leads to the garage and provides plenty of vehicle parking. The rear garden is a delight with an established pond and rockery area and a wide sett paved terrace perfect for outdoor dining. To the southern side of the house there is an almost secret, hidden pergola and sitting area which provides another option for dining al-fresco complete with established ferns and palms. A steadily maturing evergreen hedge and other trees provide privacy for the house along its wide frontage to Livesey Road.

SERVICES
Mains water, electricity and drainage are connected.

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

DOUBLE GLAZING
The property has the benefit of uPVC framed double glazing.

SECURITY
A comprehensive security alarm system is installed.

LOCAL AUTHORITY
East Lindsey District Council.

COUNCIL TAX
Our enquiries of the Local Authority indicate the property to be in Tax Band F.

TENURE
Freehold.

VIEWING
Strictly by appointment through the Agents on Grimsby 311000.

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