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" *TWO PROPERTIES, ONE PRICE! - Three Bedroom Detached Cottage and Two Bedroom Bungalow*

Two impressive and immaculately presented properties situated within the peaceful coastal village of Grainthorpe, 11 miles north east of Louth and approx 3 miles from the coast. The village itself benefits from a primary school, village hall, public house and playing fields consisting of a tennis court, cricket pitch and a football pitch.
Set to a large plot, 'Newcroft' benefits from mature large gardens with a variety of outbuildings, ornamental pond and three patio areas offering perfect entertaining areas that are further complimented by the south westerly orientation of the gardens and the rural views to the rear aspect.
The main principal features of the Cottage are as follows: Entrance Lobby, Living Room, Dining Room, Kitchen, Landing, Master Bedroom with En-Suite, Two Further Bedrooms and a Family Bathroom
The main principal features of the Bungalow are as follows: Entrance Hall, Living Room, Dining Room, Breakfast Kitchen, utility Room, Inner Hall, Two Bedrooms and a Bathroom.
The main principal features externally are as follows: Front, Rear and Side Gardens, Large Concrete Hard standing for ample parking, open fronted two car brick Garage with Workshop above, Brick Store, Garden Store, Timber Summerhouse, Gazebo and Three Patio/Seating Areas.

Heating - Oil Fired
Council Tax - Band C



BUNGALOW

Entrance - 4.29m x 1.34m

(14ft 1in x 4ft 5in)
UPVC double glazed entrance door. Dado rail, wood effect tiled floor, picture window to the dining room and coving to the ceiling

Living Room - 6.47m x 4.33m

(21ft 3in x 14ft 2in)
Dual aspect views given via UPVC double glazed French style doors and window to the rear elevation plus UPVC double glazed windows to the front elevation. A feature fireplace, timber surround, marble hearth and back with an inset living flame coal effect electric fire. Two central heating radiators and coving to the ceiling

Dining Room - 4.24m x 3.65m reducing to 2.75m

(13ft 11in x 12ft 0in reducing to 9ft)
Dual aspect views UPVC double glazed windows to the rear and side elevation. A double central heating radiator, a picture window to the entrance hall and coving to the ceiling

Breakfast Kitchen - 4.30m x 3.01m

(14ft 1in x 9ft 11in)
Dual aspect views given via UPVC double glazed windows to the front aspect and UPVC double glazed door to the rear garden. A comprehensive range of light oak fronted wall and base units with contrasting worktops and an inset resin sink comprising one and a half bowls, single drainer and mono-mixer tap. Tiling to splash backs, four ring ceramic hob, an extractor and light over and a built in electric fan oven plus a built in microwave oven. An integral fridge, tiled floor and coving to the ceiling

Utility Room - 3.65m x 1.99m

(12ft x 6ft 6in)
UPVC double glazed window to the front aspect. Multi-glazed door to the garden, worktop with inset stainless steel sink unit comprising a single bowl and drainer with mono-mixer tap. Tiling to splash backs, plumbing for a dishwasher, space for a fridge and freezer. Tiled floor, access to the loft, sliding door to a store cupboard and hot water cylinder and coving to the ceiling

Inner Hall
'L' shaped inner hall with full height UPVC double glazed window to the side and rear aspect. A central heating radiator, coving to the ceiling and a feature archway

Bedroom One - 3.71m x 3.67m

(12ft 2in x 12ft 0in)
UPVC double glazed window to the side aspect. A comprehensive range of built in wardrobes and overhead cupboards, a central heating radiator and coving to the ceiling

Bedroom Two - 4.60m x 2.27m excluding door recess (15ft 1in x 7ft 5in)
UPVC double glazed window to the side aspect, a central heating radiator and coving to the ceiling

Bathroom - 3.77m x 1.39m plus 0.95m x 0.76m

(12ft 4in x 4ft 7in plus 3ft 1in x 2ft 6in)
UPVC double glazed window to the front aspect. A white three piece suite comprising a close coupled WC built into a vanity unit, a vanity wash hand basin with vanity top cupboards over and below and a tiled shower cubicle with direct feed power shower, glazed entrance door and a light and extractor over. Recessed down-lighting, coving to the ceiling, built in cupboards to the rear of the shower enclosure and a central heating radiator. A chrome ladder style central heating radiator towel rail, tiling to the floor and half walls and access to the loft



COTTAGE

Entrance
Covered entrance with UPVC double glazed entrance door into

Entrance Lobby - 1.81m x 1.28m

(5ft 11in x 4ft 2in)
A central heating radiator, door to the dining room and a door to

Living Room - 5.78m into Bay x 4.77m MAX into stairs recess (19ft 0in x 15ft 8in)
Tri-aspect views given via UPVC double glazed windows to the side and rear elevation and UPVC double glazed bay window to the front aspect. Brick fronted fireplace with brick hearth, timber mantle and two storage areas to either side of the living flame coal effect LPG fire. Two central heating radiators, timber beams t the ceiling and a staircase to the upper floor

Dining Room - 4.57m x 3.18m

(15ft x 10ft 5in)
Dual aspect views given via UPVC double glazed windows to the side aspect and UPVC double glazed bay window to the front aspect. A central heating radiator, dado rail and timber beams to the ceiling. Timber window seat and a door to

Kitchen - 4.56m x 2.12m

(15ft x 6ft 11in)
UPVC double glazed window and door to the rear aspect. A comprehensive range of light oak fronted wall and base units with contrasting worktops and an inset resin sink unit comprising one and a half bowls, a single drainer and mono-mixer tap. Tiling to splash backs, space for a fridge freezer and an electric cooker point with an extractor and light over. Plumbing for a washing machine, a central heating radiator and tiling to the floor

Landing
Access to the loft

Bedroom One - 4.42m x 3.24m

(14ft 6in x 10ft 8in)
Two UPVC double glazed window to the front aspect. Fitted bedroom furniture, a central heating radiator and a door to

En-Suite - 2.16m x 1.30m MAX (7ft 1in x 4ft 3in)
UPVC double glazed window to the side aspect. A vanity wash hand basin with vanity top and cupboards over and below. A close coupled WC to a vanity area, a central heating radiator, tiling to splash backs and a ladder style central heating radiator towel rail

Bedroom Two - 3.95m to wardrobes x 3.14m

(13ft x 10ft 4in)
UPVC double glazed window to the front aspect, fitted bedroom furniture and a central heating radiator

Bedroom Three - 4.56m x 2.13m MAX (15ft x 7ft)
UPVC double glazed window to the rear aspect, a central heating radiator and two bi-fold doors to airing cupboards with a hot water cylinder and shelving

Bathroom - 2.17m x 2.17m

(7ft 1in x 7ft 1in)
UPVC double glazed window to the rear aspect. A three piece suite comprising a large shower cubicle with direct feed shower, a close coupled WC and a vanity wash hand basin with vanity top and cupboards below. Tiling to half walls, a central heating radiator and an extractor fan to the wall

EXTERNALLY - 0' 0'' x ' (0m x m)

Garage - 5.89m x 4.27m

(19ft 4in x 14ft 0in)
Brick built open fronted two car garage

Workshop - 3.23m x 5.18m

(10ft 7in x 17ft)
Built over the garage and accessed front the garage via a separate staircase. Power and light supplies and various work benches

Brick Store
To the side of the bungalow that houses an oil fired central heating boiler, oil tank and solar panel controls for both properties

Garden Store
A good sized concrete store

Greenhouse - 5.96m x 1.84m

(19ft 7in x 6ft 0in)
Purpose built to a very high standard greenhouse with UPVC windows and doors. Fully timber clad ceiling and wall, paved flooring and power and light supplies

GARDENS

Front Garden
Concrete driveway giving off road parking for three vehicles inturn leading to a five bar timber gate, opening onto the side and rear of the property giving further secure off road parking. Front garden laid predominately to lawn with fencing to the side boundaries and dwarf brick wall to the front boundary. Good sized garden with flower and shrub borders, a pathway leading to the front entrance door and a side access gate

Side and Central Area
Hard standing between the two properties, giving ample off road parking. Lawned and paved patio area with flower and shrub borders, brick wall and an entrance gate to the front garden

Rear Garden
Hedging to the boundaries. A large rear garden set to lawn with raised flowerbeds and vegetable plots. A paved patio area, fence and gate to the side aspect and timber and brick gazebo. A composting and storage area, a fish pond to a further paved area and a large paved patio area with raised flowerbeds and various fruit trees



AUCTIONEER'S COMMENTS
This property is for sale by the Modern Method of Auction which is notto be confused with Traditional auction. The Modern Method of Auctionis a flexible buyer friendly method of purchase. We do not require thepurchaser to exchange contracts immediately, but grant 28 days to achieveexchange of contracts from the date the buyer's solicitor is in receipt of thedraft contracts and a further 28 days thereafter to complete. Allowing theadditional time to exchange on the property means interested parties canproceed with traditional residential finance. Upon close of a successfulauction or if the vendor accepts an offer during the auction, the buyerwill be required to put down a non-refundable Reservation Fee of 3.5% plus VATsubject to a minimum of £5,000 plus VAT which secures the transactionand takes the property off the market. The buyer will be required to sign anAcknowledgment of Reservation form to confirm acceptance of terms priorto solicitors being instructed. Copies of the Reservation form and all termsand conditions can be found in the Legal Pack which can be downloadedfor free from the auction section of our website or requested from ourAuction Department.Please note this property is subject to an undisclosed Reserve Pricewhich is generally no more than 10% in excess of the Starting Bid. Boththe Starting Bid and Reserve Price can be subject to change. Terms andconditions apply to the Modern Method of Auction, which is operated byThe East Midlands Property Auction powered by iam-sold Ltd.TO VIEW OR MAKE A BID - Contact "Compass Estate Agents"or visit: http://www.eastmidlandspropertyauction.co.uk/

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