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" NO CHAIN INVOLVED - SET IN A DELIGHTFUL LANDSCAPED PLOT WITH OPEN ASPECT - APPROX 2270 SQ FT - FOUR DOUBLE BEDROOMS - THREE RECEPTIONS - DOUBLE GARAGE

LOCATION
The small rural village of Wootton is much favoured by the family purchaser being a convenient and quiet, small unspoilt village with infant schooling and facilities including a public house which provides meals. Bus services operate to the nearby towns where general facilities and amenities can be found. Wootton is well positioned for commuting to the employment areas of the region and the towns of Brigg, Barton Upon Humber, Scunthorpe and Grimsby are all within easy commuting distance. The Humber Bridge at Barton Upon Humber gives easy access to East Yorkshire and to the City of Hull. The village features a large central pond which attracts an abundance of wildlife and the village itself is surrounded by open rural countryside.

ACCOMMODATION
The accommodation is arranged on the ground and one upper floor and can be seen in more detail on the dimensioned floorplan forming part of these sale particulars and briefly comprises as follows.

ENTRANCE RECEPTION
This extremely spacious hallway features a large walk-in cloaks area, staircase off, understairs storage cupboard and ceramic tile flooring.

W.C.
With wash hand basin.

LOUNGE - 24' 11" x 13' 8" (7.59m x 4.17m)
This dual aspect room takes full advantage of the delightful garden view and front aspect. Period style fireplace with marble hearth and gas coal effect fire. Open plan to the ...

DINING ROOM - 12' 4" x 11' 8" (3.76m x 3.56m)
Enjoying an outlook over the garden and open aspect beyond.

BREAKFAST KITCHEN - 14' 7" x 10' 5" (4.44m x 3.18m)
Comprehensively fitted with a range of cherrywood finish cabinets, complementing worktops in marble effect, single drainer one and a half bowl sink unit plus integrated dishwasher and ceramic tile flooring.

UTILITY ROOM - 10' 5" x 7' 9" (3.18m x 2.36m)
Includes side entrance door, fitted worktop and plumbing for automatic washing machine.

STUDY/FAMILY ROOM - 14' 4" x 10' 5" (4.37m x 3.18m)
Features a period style fireplace with marble hearth and gas coal effect fire and laminate flooring.

FIRST FLOOR

LANDING
With built-in airing cupboard housing the insulated hot water cylinder.

MASTER BEDROOM - 17' 9" x 14' 5" (5.41m x 4.39m)

EN-SUITE SHOWER ROOM - 10' 4" x 7' 8" (3.15m x 2.34m)
Features a four piece suite comprising twin vanity wash hand basins, independent shower cubicle and low level w.c.

BEDROOM 2 - 13' 8" x 13' 2" (4.17m x 4.01m)
Enjoying a delightful open aspect and view of the garden.

BEDROOM 3 - 14' 9" x 10' 5" (4.5m x 3.18m)
Enjoying an open aspect and view of the garden.

BEDROOM 4 - 13' 8" x 11' 6" (4.17m x 3.51m)
Overlooking the front of the property.

FAMILY BATHROOM - 11' 8" x 8' 10" (3.56m x 2.69m)
Featuring a four piece suite comprising freestanding bath, independent shower cubicle, pedestal wash hand basin and low level w.c. plus ceramic tile flooring.

OUTSIDE
The property is approached by a small private road terminating in a private driveway providing multiple off-street parking in front of a double garage measuring approximately 19'4" x 17'9". The property stands behind mature hawthorn hedging. A personal gateway and pedestrian access lead to the rear of the property. The landscaping is a particular feature of this property and must be seen to fully appreciate what it adds to the lifestyle on offer. Immediately to the rear of the house is a spacious decking area linked to a sandstone patio providing a superb outdoor entertaining space. There are a multitude of interesting features and a variety of ornamental shrubs and box trees etc. A decking walkway leads to the end of the garden where there is a further patio area and a delightful open aspect. Garden shed included.

SERVICES
Mains gas, water, electricity and drainage are connected to the property.

CENTRAL HEATING
The property has a gas fired central heating system to panelled radiators.

DOUBLE GLAZING
The property benefits from woodgrain finish UPVC double glazing.

COUNCIL TAX
Council Tax is payable to the North Lincolnshire Council. From verbal enquiries we are advised that the property is shown in the Council Tax Property Bandings List in Valuation Band E.*

FIXTURES & FITTINGS
Certain fixtures and fittings may be purchased with the property but may be subject to separate negotiation as to price.

DISCLAIMER
*The agent has not had sight of confirmation documents and therefore the buyer is advised to obtain verification from their solicitor or surveyor.

VIEWINGS
Strictly by appointment with the sole agents.

MORTGAGES
We will be pleased to offer independent advice regarding a mortgage for this property, details of which are available from our Barton office on 01652 462462. Independent advice will be given by Licensed Credit Brokers. Written quotations on request. Your home is at risk if you do not keep up repayments on a mortgage or other loan secured on it.

VALUATION/ MARKET APPRAISAL
Thinking of selling or struggling to sell your house? More people choose Beercock Wiles & Wick in this region than any other agent. Book your free valuation now!

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