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" An impressive individual detached house completed in recent years to a traditional farmhouse design and the vendors own comprehensive specifications standing in private grounds of approximately 0.6 of an acre.

Situation and Description
Old Leake is situated some 8 miles from Boston off the A52 which leads to Skegness, about 14 miles further to the north east. Lincoln is approximately 43 miles, Grantham 38 miles, Spalding 23 miles, Kings Lynn 41 miles and Peterborough 42 miles. The village is a pleasant residential environment surrounded by open fenland countryside and contains useful amenities to include the Old Leake Primary and Nursery School, The Giles Academy (secondary and sixth form), a medical centre, local food store and the White Hart Public House, all ofwhich are within walking distance of the house.Opportunities for secondary education also include the Boston Grammar School. Westmoreland House is quietly situated in the lee of the Grade 1 Listed St Marys Church and its adjoining cemetery. There are a comprehensive range of amenities and shops available in nearby Boston to include various national chain stores and supermarkets. Boston railway station gives access to Sleaford, Grantham, Spalding and Peterborough. Westmoreland House is a striking individual architectdesigned detached house built to a traditional design with twin gabled brick elevations beneath slated roofs. The property was completed in 2006 to the vendors own specifications with a significant focus on space and quality. There is a particularly impressive Reception Hall with a two way oak staircase and an enviable Galleried Landing over. The Kitchen/Breakfast Room is the heart of the home and is a bespoke installation in lovely burred oak with granite work surfaces and a large cream coloured electric AGA. The Dining Room providesa fantastic entertaining space and two equally wellproportioned Reception Rooms each have fireplaces and wood burning stoves. In addition there is a good sized Garden Room with potential for alternative uses. The first floor accommodation is equally generous and comprises four large double Bedrooms, each with a good quality En Suite Bath or Shower Room. At second floor level there are two further Bedrooms and a Shower Room. It would be difficult to overstress the overall quality and style ofthe house. Outside there is a Double Garage with a Kitchenette,WC and Office over providing a practical work fromhome facility. Electric gates maintain privacy and security and the gardens which extend to approximately 0.6 of an acre include a full length south facing sun terrace.

Main House

Accommodation

Reception Hall
A fine entrance hall with a two way oak staircase off to a galleried landing over. Stone effect tiled floor, halogen down lighting, windows to the front elevation, intercom entry, telephone connection, under floor heating, twin archways to Rear Hall, doors to Sitting and Dining Rooms.

Inner Hall
With doors leading off to Breakfast Kitchen, Family Room, Garden Room, Cloakroom, Lounge and Dining Room, under floor heating. Walk-In Airing Cupboard with twin hot water tanks, water softener, shelving and input for under floor heating system.

Cloakroom
With suite of low level W.C., pedestal hand basin,ventilator, cornice ceiling, ceramic tiled floor, under floor heating, window to rear elevation, tiled splash backs and cloaks hanging space.

Kitchen/Breakfast Room
A large kitchen with lovely bespoke fittings in burred oak with granite worktops and cream four oven electric AGA housed in an oak surround. Twin ceramic sink, soft close pan drawers, cornice ceiling, window and electric sun canopy to French doors to the rear elevation leading to walled garden with south facing aspect and stone paved, stone effect tiled flooring with under floor heating, integral dishwasher, twin fridge and freezers, island unitincorporating electric oven, wine cooler fridge,cupboards, drawers, book shelving and breakfast bar,halogen down lighters, smoke alarm, ceiling light point, T.V. point, controls for under floor heating, telephone point.

Walk-In Pantry
With continuation of ceramic tiled flooring and shelving.

Rear Entrance/Utility
Oil fired boiler providing both domestic hot water andcentral heating systems, oak fronted base unitscomprising single drainer sink with mixer taps inset to working surface with cupboards and two machine spaces under, plumbing for automatic washing machine, working surface return and twin tall storage cupboards to one side, space for fridge/freezer, tiled splash backs, cornice ceiling, halogen down lighters, electric ventilator.

Dining Room
A superb entertaining space with two windows to thefront elevation, further window to the side elevation,traditional marble fireplace with inset electric fire, under floor heating.

Drawing Room
Window to front elevation, two further windows to side elevation and French doors to rear elevation, fireplace with wood burning stove and tiled hearth, T.V. aerial point, under floor heating, dimmer light control, cornice ceiling, halogen down lighters, smoke alarm, two ceiling light points.

Sitting Room
Stone fireplace with raised hearth and wood burningstove, cornice ceiling, smoke detector, two windows to front elevation, further window to the side elevation, hardwood panelled cupboard to alcove, T.V. aerial connection with wiring for speakers, under floor heating, dimmer light switch.

Garden Room
With bay window to the rear elevation and French doors to the side elevation, under floor heating, cornice ceiling, halogen down lighters, smoke alarm, ceiling light point, wall light points, T.V. aerial connection, ceramic tiled floor.

First Floor

Galleried Landing
A large space with ample seating areas and window to front elevation. Cornice ceiling, moulded ceiling rose with superb chandelier, oak handrail, banisters and newel posts, smoke alarm, halogen down lighters, telephone point, radiator, archways to Inner Landing and two doors leading off to Master and Bedroom Two.

Inner Landing
With radiator, cornice ceiling, halogen down lighters,smoke alarm, built in linen Cupboard with slattedshelving, doors off to Bedrooms three and four.

Master Bedroom
With door recess in addition and having cornice ceiling, halogen down lighters, two windows to the rear elevation, two radiators, T.V. Aerial connection, open access to Dressing Area with two walk-in closets with extensive shelving and hanging space.

En-Suite Bathroom
Having white suite comprising corner panelled bath with hand held shower fitting/mixer, corner entry shower cubicle with shower mixer, pedestal hand basin with mirror over and concealed lighting, low level W.C. With timber seat, half tiled walls, radiator, cornice ceiling, halogen down lighters, ventilator and sealed unit double glazed window to rear elevation.

Bedroom Two
Having two windows to the front elevation, furtherwindow to the side elevation, cornice ceiling, halogendown lighters, and speakers to ceiling, T.V point, radiator. Walk-In Wardrobe With extensive shelving, hatch to roof space, halogen down lighters, hanging rails, two radiators.

En-Suite Bathroom
With cornice ceiling, halogen down lighters, speakers, half tiled walls. White suite comprising panelled bath with telephone style hand held shower attachment/mixer fitting, low level W.C., pedestal hand basin, chrome finished heated towel rail, mirror over hand basin with concealed lighting, large wet room shower, halogen down lighters, window to side elevation.

Bedroom Three
Having two windows to the front elevation, corniceceiling, halogen down lighters, speakers, two radiators and T.V. Point. Walk-In Wardrobe With extensive shelving, hanging rails and halogen down lighters.

En-Suite Bathroom
With cornice ceiling, halogen down lighters, speakers, white suite comprising panelled bath with hand held shower attachment/mixer, pedestal hand basin with mirror and concealed lighting, low level W.C., window to side elevation, chrome finished towel rail, large wet room shower with mixer fitting, halogen down lighters and extractor.

Rear Landing
With radiator, cornice ceiling, halogen down lighters,radiator, smoke alarm and staircase rising to second floor, window to rear elevation. Built in Linen Cupboard.

Bedroom Four
Cornice ceiling, two windows to the rear elevation,radiator, understairs cupboard.

En-Suite Shower Room
Being half tiled with down lighters and extractor, window to side elevation. White suite comprising pedestal hand basin, low level W.C., and double sized shower cubicle with mixer fitting, chrome finished heated towel rail.

Second Floor Landing
Halogen down lighters, smoke alarm and Velux stylewindow to the front elevation, radiator.

Bedroom Five
Down lighters, sloping ceiling, two Velux style windows to the front elevation, access to eaves storage space, T.V. and telephone points.

Bedroom Six
Down lighters, sloping ceiling, radiator, Velux style window to the front elevation, telephone extension point.

Shower Room
White suite comprising low level W.C., pedestal handbasin, shower tray with tiled splashbacks, shower mixer fitting, chrome finished heated towel rail. Down lighters.

Outside

Double Garage
Incorporating a Kitchenette and W.C. Twin up and over electric doors, two windows to the side elevation, staircase to first floor, lobby area with shelving storage, space for fridge freezer, half glazed side entrance door.

Kitchenette
With single drainer stainless steel sink inset to working surface, cupboards and recess under, working surface return with cupboard and drawer under, recess for fridge, tiled splashbacks, window to side elevation, ceramic tiled floor.

W.C.
With low level W.C., wash hand basin and continuation of ceramic tiled floor.

First Floor Office
With lobby area in addition and having electric radiator, fluorescent light fitting, window to front elevation, telephone extension point.

Gardens
The property is approached through electric gates with intercom to the house and a granite chipped drive gives ample parking and turning areas. Flagstone shallow tread steps to Entrance door with Regency influenced door case and lantern fittings. There is a large well kept lawn leading to a substantial timber Summerhouse with light and power and adjacent water feature. Full length south facing stone paved sun terrace. Side garden withcontinuation of stone paving and a further lawn.Greenhouse of timber construction, outside lighting.Screened oil storage tank. Garden Shed and Store.

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