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" Situated on the edge of the popular village of Brant Broughton, within excellent grammar school catchments, is this fine Edwardian family home offering a wealth of spacious accommodation including six bedrooms, four reception rooms, and a breakfast kitchen, this period home has retained many original features which blend well with modern comforts and living, the property's plot includes a generous enclosed rear garden and detached double garaging which could have further potential subject to planning and building regulations. Viewings are essential to appreciate this character property to its fullest.

Main Entrance Hall - 7' 6'' x 9' 11 (2.28m x 3.02m)
With original solid wood panelled door with feature glazed window over, original polished flooring, ceiling light fitting, original skirts and architraves and wood panelling to open spindle staircase with handrail and carpeted stairs to first floor.

Further Inner Hall
Accessed from the main entrance hall, continuation of polished tiled flooring, single panelled radiator and part feature glazed wood panelled door into cloakroom and main entrance hall.

Cloakroom - 6' 3'' x 7' 11 (1.90m x 2.41m)
With steps down, carpeted flooring, shelving and hanging rail, original beamed walls and ceiling light fitting.

Main Lounge - 16' 2'' x 15' 0 (4.92m x 4.57m)
With original sash window to front aspect and further window to side/rear garden aspect, feature fireplace with York stone hearth, limestone surround and mantel, built in wooden topped storage to recess and open cast iron basket for fire, two double panelled radiators, original exposed feature stone wall, original ceiling beams and joists, wall light fittings, ceiling light fitting, carpeted flooring, tv point, and alarm sensor.

Dining Room - 16' 7'' x 15' 0 (5.05m x 4.57m)
(maximum measurements)With original sash windows to front and rear aspects, polished stripped wood flooring and feature fireplace with revealed brick alcoves and brick surround, wooden mantel and featured recesses with quarry tiled inset and cast iron open fire, wall light fittings, ceiling light fittings, alarm sensor, two double panelled radiators and door through to:

Side Entrance Hall - 7' 10'' x 11' 6 (2.39m x 3.50m)
(majority measurements) Accessed from the side of the property via part glazed door with further side window to side aspect with original wooden shutters, ceiling beams, polished original tiled flooring, smoke detector, alarm sensor, second carpeted staircase with handrail leads to first floor corridor at rear of the property, wall light fitting, heating control thermostat and integral window & door to:

Study - 8' 1'' x 6' 0 (2.46m x 1.83m)
(majority measurements) With further alcove and under stairs storage area, continuation of polished tiled flooring, single panelled radiator, beamed ceiling, telephone point, storage shelving, housed electrical fuse unit and ceiling light fitting.

Breakfast Room - 13' 0'' x 14' 7 (3.96m x 4.44m)
(currently used as further reception room)With stripped wood sash window to side aspect with working stripped wood shutters, continuation of polished tiled flooring, feature fireplace with brick surround and wooden mantel currently houses electric fire, (provision to be used as an open working fire), original beamed ceiling and joists, wall light fittings, original exposed feature stone wall, alarm sensor, telephone point, single panelled radiator and tv point. This then opens through to:

Breakfast Kitchen - 19' 3'' x 8' 4 (5.86m x 2.54m)
(max measurements) Offers a range of wall and base units with rolled edge work surfaces over and under unit lighting, double stainless steel sink and drainer with mixer tap and double glazed window to rear courtyard and garden aspect, ceramic tiled splash backs, built in electric oven, four ring electric hob, provision for dishwasher, feature aga which is used solely for cooking and is recessed into chimney, ceiling light fittings, beamed ceiling, continuation of polished tiled flooring, double panelled radiator, continuation of original exposed stone feature wall, door through to pantry.

Pantry - 8' 1'' x 13' 2 (2.46m x 4.01m)
With polished original floorboards, window to side/rear garden aspect, provision for upright fridge/freezer and washing machine, original cold slabs and shelving, beamed ceiling, ceiling light fitting and original exposed feature stone wall. Further wood panelled door leads through to:

Rear Entrance Hall - 10' 7'' x 6' 5 (3.22m x 1.95m)
With window to rear aspect and part glazed wood panelled door leading in, single panelled radiator, continuation of polished tiled flooring, ceiling light fitting and further door through to garden room.

Shower Room - 6' 5'' x 5' 2 (1.95m x 1.57m)
(measurements do not include walk in shower) Walk in ceramic tiled shower with recessed shower controls & overhead light, low level w.c., pedestal wash hand basin with ceramic tiled splashback & flanked with windows on either side, single panelled radiator & continuation of polished tiled flooring.

Garden Room - 12' 1'' x 15' 4 (3.68m x 4.67m)
With French doors and side windows to rear aspect and further window to side/rear garden aspect, continuation of polished tiled flooring, vaulted ceiling with original ceiling beams and joists, brick built fireplace which currently houses an electric fire, wall light fittings and over head light fittings, single panelled radiator.

First Floor Landing
With open spindle balustrade, carpeted stairs and landing, original sash window to front aspect, ceiling light fitting, smoke detector and door into:

Bedroom 1 - 16' 6'' x 15' 6 (5.03m x 4.72m)
With steps, original sash window to front aspect, carpeted flooring, raised bed area with feature steps, telephone point, wall light fittings, ceiling light fittings, single panelled radiator and separate recess over stairwell measuring 6'9" x 5' with feature window looking back through to the landing, pedestal wash hand basin with ceramic tiled splash back, further light fitting, continuation of carpeted flooring and light fitting with built in shaver point.

Bedroom 2 - 16' 3'' x 15' 3 (4.95m x 4.64m)
With original sash window to front aspect, feature original fireplace (not in use), wall light fittings, ceiling light fitting, double panelled radiator, carpeted flooring and telephone point.

Split Level Landing
With smoke detector, carpeted flooring, wall mounted heating control thermostat, alarm sensor, ceiling light fitting, stairs leading up to:

Second Floor Landing
With vaulted ceiling with exposed original beams and joists, open spindle balustrade to carpeted stairs and landing and original sash window to front aspect, wall light fitting and doors into bedrooms 3 & 4 and a shower room.

Bedroom 3 - 16' 6'' x 15' 10 (5.03m x 4.82m)
With vaulted ceiling with exposed beams and joists, wall light fitting, overhead light fittings, two single panelled radiators, original sash window to front aspect and carpeted flooring.

Bedroom 4 - 16' 2'' x 15' 11 (4.92m x 4.85m)
With original sash window to front aspect, wall light fittings, original beams and joists to vaulted ceiling, carpeted flooring, and single panelled radiator.

Shower Room
With shower enclosure with glass door and side panel housing wall mounted electric shower unit, pedestal wash hand basin with tiled splash back, low level w.c. with tiled splash back, access to roof void, extractor fan, ceiling light fitting, obscure feature glazed window looking through to landing, carpeted flooring and wall light fittings.

First Floor Corridor
from split level landing, leading to:

Bedroom 5 - 13' 7'' x 8' 2 (4.14m x 2.49m)
With original sliding window to side/rear garden aspect, carpeted flooring, original ceiling joists, ceiling light fitting, textured ceiling, single panelled radiator, airing cupboard housing hot water cylinder and shelving.

Family Bathroom - 10' 6'' x 8' 9 (3.20m x 2.66m)
Suite comprising panelled bath, pedestal wash hand basin and low level w.c., ceramic tiled splash backs to wet areas, single panelled radiator, ceiling light fitting, textured ceiling, door into separate walk-in ceramic tiled shower enclosure with recessed shower controls and extractor fan.

Master Bedroom Suite Comprising Of:

Master Bedroom - 15' 1'' x 13' 7 (4.59m x 4.14m)
With original sash window to side aspect, ceiling light fitting, recessed ceiling spotlight fittings, carpeted flooring, tv point, single panelled radiator, ornimental feature fireplace and wood panelled doors through to dressing room and:

En Suite Bathroom - 10' 0'' x 8' 10 (3.05m x 2.69m)
Suite comprising sunken bath with mixer tap and built in shower attachment, separate shower enclosure with fully ceramic tiled walls and recessed shower controls, low level w.c and pedestal wash hand basin, original sliding window to side aspect, double panelled radiator, carpeted flooring, ceiling light fitting, wall light fitting and part ceramic tiling to wet areas.

Dressing room - 11' 7'' x 5' 6 (3.53m x 1.68m)
(majority measurement to front of wardrobe plus depth extending to 9'1") With original sash window to side aspect, double panelled radiator, carpeted flooring, ceiling light fitting, feature obscure glazed window over second staircase and extensive range of fitted slide robes providing storage and hanging options and original wood panelled door leading back into the corridoor.

Outside
With generous lawned frontage broken up with a step stone path leading to the front entrance and outside wall light fittings. A driveway is accessed down the side front through a five bar timber gate and leads to a large parking area in front of the detached double garage. The garage is brick and pan tiled roof constructed and offers huge potential to become an office or annex subject to planning and/or building regulations. A court yard area with brick storage room, boiler house and fuel store leads towards the rear entrance hall and has gated access off of to a secluded lawned garden with open views to the countryside, a patio entertaining area off of the garden room with feature lighting. In addition there are bin and oil tank storage areas to the side of the double garage.

AGENTS NOTE
An energy performance certificate is not a requirement on properties of this period.

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