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" Agents remarks

DRAFT DETAILS
Located on the edge of the desirable village of Kirkby on Bain, Beech Cottage originally built circa 1895 is a three bedroom detached property with approx. three acres (sts) of grassed paddock, full planning permission to extend the cottage to a four bedroom property and an indication that the detached stable block could be converted into a two bedroom holiday accommodation. The cottage also benefits from a sitting room, dining room, kitchen breakfast room, bathroom that is large enough to also accommodate a shower cubicle, UPVC Georgian lead styled oak coloured double glazing incl. external doors, central heating, cavity wall insulation and very spacious eaves/loft storage (boarded and with light and power). The property is offered freehold and the upward chain is the purchase of a vacant property.

Located within this popular village are both nursery and primary schools, a church and a public house which serves meals and is only about three miles from tree lined Woodhall Spa which has many amenities to offer including the National Golf Course, supermarket, range of shops, restaurants, cinema, schools, leisure facilities, doctors and dentist surgeries.

Front

There are two driveways from the road, one to either side of the property. A triple width drive from which a five bar wooden gate provides vehicular access to the paddocks and a wooden pedestrian gate to a paved path that leads to the front door which is on the opposite side of the cottage from the road. The second drive has a path that leads to the front of the cottage and it's second entrance (which has a porch) and there is also pedestrian access from this drive to the rear garden.

One of two driveways

Vehicular access to the paddocks

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View towards the paddocks

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View towards the cottage from the paddock

Paddock

Stable block

Cottage entrance 4'5" by 3'5" (1m 35cm x 1m 4cm)

Entered via an oak coloured UPVC external panelled door with the top panels being double glazed with decorative lead detailing, light, carpet and door opening off to the hall.

Hall 6'9" by 4'11" (2m 6cm x 1m 50cm)

UPVC Georgian lead styled double glazed oak coloured window to the side with views to a paddock beyond, carpet, carpeted stairs to the first floor, white panelled solid wooden doors off to the bathroom and door opening off to the dining room.

Bathroom 9'10" by 8'0" (3m 0cm x 2m 44cm) max dimensions

Large enough to also accommodate a shower cubicle, UPVC Georgian lead styled obscure double glazed oak coloured window to the rear, panelled bath with tiled splash back, pedestal hand basin, mid level toilet, double radiator, wall mounted electric heater, and carpet.

Another view of the bathroom

Dining room 14'2" by 9'0" (4m 32cm x 2m 74cm)

UPVC Georgian lead styled double glazed oak coloured window to the side with views to a paddock beyond, double radiator with thermostat valve two double electrical power sockets, carpet, opening to sitting room lobby (having a UPVC Georgian lead styled double glazed oak coloured window to the rear), solid wooden panelled door off to bedroom three and a solid wooden panelled door top half obscure glazed off to the kitchen breakfast room.

Sitting room 12'1" by 11'0" (3m 68cm x 3m 35cm) min. dimensions

Dual aspect, UPVC Georgian lead styled double glazed oak coloured window to the side and matching French doors off to the rear garden with the paddock beyond, feature open fireplace, radiator and carpet.

Kitchen breakfast room 'L' shaped 15'0" by 7'5" (4m 57cm x 2m 26cm) PLUS 7'4" by 3'7" (2m 24cm x 1m 9cm)

Dual aspect, UPVC Georgian lead styled double glazed oak coloured windows to the front and to the side with views to a paddock beyond, two ceiling lights, range of modern base units incl. drawers, two pull out wire rack units, two open corner display units and wall units incl. frosted glass fronted units, wine rack and an open corner display unit, roll edged laminate worktops, inset stainless steel sink with drainer and contemporary swan neck mixer taps, part tiled walls, Rayburn Royal MR solid fuel range cooker, electric oven and grill, four ring electric hob and an extractor with light over the hob and oven, space for fridge freezer, space plumbing for washing machine, four double and a single electrical power sockets excluding the socket for the previously detailed appliances, double radiator with thermostat valve, ceramic tiled floor and solid wooden panelled door top half obscure glazed off to the rear lobby.

Another view of the kitchen breakfast room

Rear lobby 6'4" by 3'2" (1m 93cm x 0m 97cm)

Ceramic tiled floor, electricity fuse box and external door off to the front.

Landing

Access to the roof void (which is partially boarded and has light and power) and doors off to the master bedroom and bedroom two.

Master bedroom 14'3" by 11'1" (4m 34cm x 3m 38cm)

Two UPVC Georgian lead styled double glazed oak coloured windows to the front, built in cupboard, access to the hot water cylinder, radiator and carpet.

Another view of the master bedroom

Bedroom two 11'9" by 9'0" (3m 58cm x 2m 74cm)

UPVC Georgian lead styled double glazed oak coloured window to the rear overlooking the garden with views to the paddock beyond, radiator, carpet and access to very spacious eaves/loft storage, boarded and with light and power.

Bedroom three 13'10" by 7'6" (4m 22cm x 2m 29cm) max dimensions

UPVC Georgian lead styled double glazed oak coloured window to the front, radiator and carpet.

Another view of bedroom three

Services

Mains electricity and water, private drainage and solid fuel Rayburn range which provides for the hot water and central heating and there is the possibility to convert it to oil.

Local Authority

East Lindsey District Council, Tedder Hall, Manby Park, Louth, Lincs. LN11 8UP
Tel No: 01507 601111

Note

The agent hasn't tested any apparatus; fixture, fitting or service and so cannot verify that they are in working order. Measurements are intended as a guideline only and shouldn't be relied upon to purchase carpets or fittings. Prospective purchasers should commission their own inspections or obtain verification from their solicitor or surveyor prior to exchange of contracts.

Floor plans

These floor plans and information shown are intended as a fair representation of the accommodation layout. They should not be used as scale drawings for any planning or purchasing purposes, a formal survey is always recommended.

HIPS

Home Information Pack Energy Performance Certificate Ratings are attached.

Brochure

Compiled by Michael Noonan 19 June 2009.

Viewings

All viewings are accompanied and strictly by appointment through RE/MAX Horncastle, 10 East Street, Horncastle, Lincs, LN9 6AZ.
Tel: 01507 524910

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