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SUMMARY
** 4 BED DETACHED HOUSE WITH 3 BED DETACHED COTTAGE IN GROUNDS ** A fantastic opportunity to purchase 2 detached properties within the same grounds, having both undergone sizeable improvement and alteration by the current vendors over recent years.


DESCRIPTION
In the agents opinion Ivy House Farm and the cottage provide a fantastic opportunity to purchase 2 detached properties within the same grounds, offering sizeable internal accommodation with a large amount of character features, set in a rural location and enjoying views of farmland beyond.


 
Partially obscured glazed front entrance door leading into the:-

Entrance Lobby 
With dual aspect windows out the either side of the ceiling with ornamental ceiling beams, coming through into a:-

Inner Hallway 
With ceiling light point and wall mounted coat hooks with concealed door leading through to the bar. There is a latched door through to the:-

Lounge 22' 1" x 14' 1" ( 6.73m x 4.29m )
With dual aspect windows to the front and rear of the property with further french doors leading out to the side. The rooms benefits from a TV ariel point with wiring for Sky television and 2 radiators and ceiling mounted beam with 4 sets of wall lights. There is a clear fronted multi-fuel burner on tiled hearth with exposed brickwork surround and pillars with timber mantle above.
The room has a working bar with low level shelving and wine and beer bottle storage.

Office/sitting Room 14' max into recess x 9' 9" ( 4.27m max into recess x 2.97m )
With a window out to the front aspect, radiator, ceiling light point and exposed ceiling beam with a multi fuel clear fronted burner with tiled hearth and further latched door leading through to a:-

Inner Lobby 
With ceiling light point, window out to the side and stairs going off, archway through into the:-

Dining Room 15' 5" max x 8' 11" ( 4.70m max x 2.72m )
With a window out to the side aspect, radiator, ornamental fireplace surround with display mantle above, ceiling light point and ceiling mounted beams, recessed book shelving. The room has the added advantage of having cupboard under the stairs storage space with wall mounted coat hooks and ceiling light point within. Archway through to the:-

Breakfast Kitchen 18' 11" max x 10' 11" ( 5.77m max x 3.33m )
KITCHEN
Being fully fitted and comprising of wooden worktops with inset 1 1/2 bowl sink and drainer with mixer tap and extensive range of base-level storage units and further drawer units with space for a standard height fridge, plumbing for a dishwasher with a Rangemaster 110 double oven and grill with warming tray, halogen hob and 4 ring LPG gas burner with tile splashbacks above with complimenting illuminated fume extractor oven, matching eye-level wall units including glazed display cabinets with leaded detail with lighting, dual aspect windows out to either side, ceiling light point.
BREAKFAST AREA
Radiator, dual aspect windows to either side, multi-fuel burner with tiled surround. A further latch doors leads through into a:-

Downstairs Cloakroom 
With low level WC, radiator, wash hand basin with tiled splashbacks, ceiling light point and obscure glazed window. Another latched door leads to the:-

Utility Area 
With a vent for tumble dyer, wall mounted Glow Worm central boiler, plumbing for automatic washing machine, ceiling light point and window out to the side.

Conservatory 12' 7" x 6' 6" ( 3.84m x 1.98m )
Being of uPVC double glazed construction with polycarbonate roof, wall mounted lighting and a door leading out the gardens. Up the stairs to the:-

First Floor Landing 
With radiator, ceiling mounted smoke alarm, loft access, ceiling light point, airing cupboard housing hot water tank with immersion heater and wall mounted digital timer.

Bedroom 1 12' 11" max x 11' 4" max inc wardrobes ( 3.94m max x 3.45m max inc wardrobes )
Having window to the front aspect enjoying views of the garden, radiator, ceiling light point, 2 sets of double wardrobes to either side of the bed with recessed lighting above and door into the:-

En-Suite 
With window to the front aspect and re-fitted en-suite comprising of pedestal wash hand basin with mixer tap and tiled splashbacks, WC and pannelled bath with mixer tap, extended tile splashbacks, ceiling light point and extractor fan.

Bedroom 2 12' 6" max x 9' 9" ( 3.81m max x 2.97m )
With window to the front aspect, radiator, ceiling light point and built-in wardrobe with rail and shelving within.

Bedroom 3 14' 4" x 9' 1" ( 4.37m x 2.77m )
With window to the side, radiator and ceiling light point.

Bedroom 4 9' x 9' 8" ( 2.74m x 2.95m )
With window to the side, radiator and ceiling light point.

Family Bathroom 
Wash hand basin with vanity unit and further drawer units beneath, mixer tap and extended tile splashbacks, WC, walk-in double shower cubicle with fitted screen, wall mounted electric shower, ceiling light point, extractor fan, radiator and window out the rear.

Cottage 
with partially obscured glazed side entrance door leading to:-

Entrance Hall 
With radiator, recessed ceiling spotlights, smoke alarm, stairs going off and door to:-

Open Plan Lounge Diner 24' 8" max x 23' 3" ( 7.52m max x 7.09m )
With coved cornice, ceiling light point and further wall mounted lighting with thermostatic control for the central heating. There is a beech bay window to the front aspect with dining area being served with 2 double panel radiators. Open plan through to the:-

Seating Area 
With beech bay window out to the front, 2 double panel radiators, ceiling light point, coved cornice, further wall lighting and clear view multi-fuel burner, fitted flu and tiled hearth.

Conservatory 15' 8" x 9' 6" ( 4.78m x 2.90m )
Being of uPVC double glazed construction with a polycarbonate roof, french doors leading out to a rear patio area.

Kitchen 12' x 6' 1" ( 3.66m x 1.85m )
With window out to the rear aspect overlooking the rear garden. The kitchen has roll edge work surfaces with tiled splashbacks, inset sink and drainer with mixer tap over. There is a range of base level storage units and further drawer units, plumbing for automatic washing machine, LPG gas cooker point with Smeg illuminated fume extractor above, a range of fitted eye level units and corner display shelving and housing for a microwave. The room is served with a double panel radiator, wall mounted Worcester central heating boiler with wall mounted digital timer, ceiling recessed spotlighting and ceiling mounted smoke alarm. There is a further pantry with light point, electric consumer unit and shelving within.

Side Entrance Conservatory 
Of uPVC construction, double glazed polycarbonate roof, door out to the side and space for a standard fridge and freezer.
Up the stairs to a:-

First Floor Landing 
With window out to the side, ceiling mounted light, radiator, ceiling mounted smoke alarm and built in recessed shelving, airing cupboard with water tank, immersion heater and latted linen shelving.

Bedroom 1 15' 1" max x 10' 8" ( 4.60m max x 3.25m )
With wall mounted bedside lighting, ceiling light point, radiator, TV ariel point and dual aspect windows enjoying views over arable farmland and door to the:-

En-Suite Shower Room 
With 3 piece suite with shower cubicle, fitted screen, wall mounted Triton electric shower and tiling within with extractor above, pedestal wash hand basin with mixer tap, WC, radiator, ceiling recessed spotlight and window out to the rear.

Family Bathroom 
Pedestal wash hand basin, WC, panelled bath, wall mounted electric shower with tiled splashbacks to the bath, extractor fan, ceiling mounted lighting, radiator and window out to the rear.

Bedroom 2 15' 10" x 10' 8" ( 4.83m x 3.25m )
With dual aspect windows to the front and side, radiator, ceiling mounted light and telephone point.

Bedroom 3 10' 5" x 7' 9" ( 3.18m x 2.36m )
Having a window out to the front, radiator, ceiling mounted lighting with walk-in built in storage cupboard.

Exterior 
The property is approached via 5 bar gated access leading up a sweeping driveway providing additional parking and hardstanding for numerous vehicles with further turning area and access to the:-

Detached Double Garage 17' 8" x 16' 10" ( 5.38m x 5.13m )
Having 2 sets of up and over doors.
Both properties sit in good sized domestic gardens with shaped and well presented lawned areas, sunken shrub borders, established trees and established fencing and hedging to the boundaries. Both properties enjoy paved seating areas, raised decked areas and courtyard garden. There is low level gated access leading through to a further area with a greenhouse which is to be included in the sale. A further section of the garden is laid to lawn with flower and shrub borders. This section of the garden also houses the LPG gas tank. There is also timber workshops which are to be included in the sale which are served with power and lighting.

Agents Note 
In the agents opinion Ivy House Farm and the cottage provide a fantastic opportunity to purchase 2 detached properties within the same grounds, offering sizeable internal accommodation with a large amount of character features, set in a rural location and enjoying views of farmland beyond.


DIRECTIONS
From Boston take the A16 North and head towards Spilsby. Continue into Spilsby and at the crossroads turn right into the town itself. Continue in going past the theatre on the left hand side and take the next turning on the left onto Ashby Road. Continue without deviations, going down the hill and continue into Ashby-by-Partney. Turn right into the village itself and continue down. As the road bears down to the left, turn right onto a no-through road where the property can be found towards the bottom of the driveway on the right hand side, identifiable by its nameplate.



1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. Measurements: These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.