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" Impressive and extended character cottage within the village of Ludford having generous sized and versatile accommodation to include 4 reception rooms, kitchen, four bedrooms, en-suite shower room, family bathroom, oil ch, double glazing, single garage with adjoining small workshop/store and generous sized side garden. Internal viewing strongly recommended.

LOCATION The property is situated in the village of Ludford which lies on the western edge of the Lincolnshire Wolds an area designated as being of outstanding natural beauty. The village has two village public houses, small garden centre, village hall and playing field and a village church.
The market towns of Louth, Market Rasen and Horncastle, the historic City of Lincoln, the port of Grimsby and the Humber bank are within commuting distance.
From Market Rasen take the A631 road east towards Louth. Proceed through North Willingham up the hill onto the Wolds and into the village of Ludford. Continue until Couplands Court can be found on the left hand side, turn into Couplands Court and Rose Cottage is the first property on the left hand side. ACCOMMODATION Main front entrance door to ENTRANCE LOBBY with laminated flooring and arch to ENTRANCE HALL with radiator, staircase to first floor, single door to sitting room and double doors to snug SNUG 3.35m(11'0'') x 2.64m(8'8'') with radiator, under stairs cupboard and double doors to DINING ROOM 3.20m(10'6'') x 3.12m(10'3'') with double glazed French doors to rear patio and garden, radiator, window to rear elevation and laminated flooring. SITTING ROOM 4.72m(15'6'') x 3.81m(12'6'') with brick feature fireplace having open fire, two radiators, window to rear elevation and archway to playroom/study. PLAY ROOM/STUDY 4.01m(13'2'') x 3.10m(10'2'') with laminated flooring, bay window to front elevation, high sloping ceiling with two sky light windows. KITCHEN 4.67m(15'4'') x 2.49m(8'2'') with range of ivory coloured modern wall and base units with roll edge work surface areas and integral electric oven, hob and cooker hood. Sink unit, tiled floor, two windows to side elevation and door to rear elevation. FIRST FLOOR LANDING with radiator SECONDARY LANDING which has a door from the main landing and provides access to the master bedroom and en-suite. MASTER BEDROOM 3.40m(11'2'') x 3.35m(11'0'') with two single built in wardrobes, radiator, window to front elevation. EN-SUITE SHOWER ROOM with shower cubicle, low flush wc and small wash hand basin, radiator and window to rear elevation. BEDROOM 2 3.25m(10'8'') x 3.18m(10'5'') with dual aspect windows and radiator. BEDROOM 3 2.77m(9'1'') x 2.46m(8'1'') with window to front elevation, laminated floor and radiator. BEDROOM 4 3.66m(12'0'') max x 2.97m(9'9'') max Please note this is an irregular shaped room with the maximum measurements shown above reducing to 5'4 minimum and 3'6 minimum respectively.Two windows to front elevation and radiator. BATHROOM with suite of panelled bath, pedestal wash hand basin and low flush wc, window to side elevation, radiator and airing cupboard housing hot water cylinder. OUTSIDE There is a generous sized lawned garden mainly to the side of the property with sliding gate providing access to a driveway leading to the PLEASE NOTE There will be a claw back provision of 30% over 25 years against planning permission of residential development being obtained on the garden to the side of the property.
SINGLE GARAGE/WORKSHOP 5.33m(17'6'') x 3.35m(11'0'') Of timber construction. The measurement shown is for the garage section which also has an archway to the attached small workshop/garden store 14'6 x 7'10.
There is also a paved patio area to the rear of the house. GENERAL INFORMATION Tenure & Possession:
Freehold. Vacant possession will be given on completion of the purchase.
Services:
The owner/occupier informed us that any services; appliances (including central heating if fitted) referred to in this brochure operates satisfactorily, but they have not been checked. If a property is unoccupied at any time there may be reconnection charges for any switched off/disconnected or drained services or appliance.
Outgoings:
The property falls into Council Tax Band B (review pending) payable to East Lindsey District Council, Tedder Hall, Manby, Louth, Lincs. LN11 8UP (Tel: 01507 601111)
Please note any offers received on this property via e-mail must be confirmed in writing
Fixtures & Fittings:
Only those items described within these sales particulars are included within the sale.
Brochure Details:
This brochure including photography was prepared by Perkins, George Mawer & Co. in accordance with the seller's instructions of September 2010
Viewing:
Strictly through the Selling Agents at their Market Rasen office. Tel: 01673 843011
Opening Hours: Monday to Friday : 9 am to 5.00 pm - Saturday 9 am to 12.00 pm
Website:
You will find a further selection of our properties if you log onto www.perkinsgeorgemawer.co.uk and www.rightmove.co.uk Perkins, George Mawer & Co. for themselves and for the vendors or lessors of the property whose agents they are give notice that; 1) the particulars are set out as a general outline only for the guidance of intending purchasers or lessors and do not constitute, nor constitute part of, an offer or contract; 2) all descriptions, references to conditions and necessary permissions for use and occupations and other details are given in good faith and are believed to be correct but any intending purchasers or tenants should not rely on them as statements or representations of fact, but must satisfy themselves by inspection or otherwise as to the correctness of each of them; 3) no person in the employment of Perkins George Mawer & Co. has any authority to make or give any representations or warranty whatsoever in relation to this property.
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