Old Bolingbroke, Spilsby, PE23 4HF | £140,000 Call us today on 01507 524 910

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BEAUTIFUL TWO DOUBLE bedroom PERIOD COTTAGE, 700 sq ft BRICK OUTBUILDING including TWO GARAGES, POTENTIAL PLANNING subject to permission, Courtyard and GENEROUS and PRIVATE 'SECRET' GARDEN, LOUNGE with FEATURE open FIREPLACE, Entrance DINING room, KITCHEN, MODERN fitted BATHROOM with separate SHOWER over the bath, SLIDING SASH windows to front and UPVC double glazed to rear, CHURCH to front, ROLLING COUNTRYSIDE beyond rear, VERY DESIRABLE village, NO 'UPWARD CHAIN'.

AGENTS REMARKS This is a beautiful and well presented period cottage with two double bedrooms, two receptions, upstairs modern bathroom and 700 sq brick outbuilding including two garages and potential planning subject to permission as well as a courtyard and generous private 'secret' garden, for sale with no 'upward chain' in the very desirable village of Old Bolingbroke having the historic church to its front and rolling countryside beyond the rear. The property consists of an entrance dining room, lounge with feature open fireplace, kitchen, landing, modern fitted bathroom with separate shower over the bath, master bedroom and second bedroom with a range of fitted furniture. Outside is the front garden looking towards the historic church, rear courtyard with miniature pond, 700 sq ft of extensive brick outbuilding including a block of two garages together with three workshops/further rooms and another stand alone room and a generous private 'secret' garden with summer house. The property also benefits being recently decorated, electrical wiring checked and replaced consumer unit, sliding sash windows to front, UPVC double glazed to rear, is offered freehold and there is NO UPPER CHAIN. Old Bolingbroke sits at the foot of the Lincolnshire Wolds

(designated an area of outstanding beauty) and the village atmosphere of rural tranquillity remains as unspoilt today as it was over 600 years ago with its unique history, the birthplace of King Henry IV, medieval castle remains, pageants, unspoilt village pub, church of Saints Peter and Paul and is only three and a half miles from the well serviced vibrant historic market town of Spilsby birth place of Sir John Franklin the arctic explorer and which has a theatre, tearoom, restaurants, open air market, supermarket, doctors, dentist and sought after schooling. The well serviced historic market town of Horncastle, home to Queen Elizabeth Grammar School is seven and a half miles away.

FRONT With views towards the church, the Georgian style facade includes two first floor inset plinths housing cherubs with 'gargoyle' plaques above and below and the windows are Georgian style sliding sash. The garden is laid to lawn with established borders of plants and shrubs, enclosed on one side by wooden panelled fencing, to the other side and front by wooden picket fencing with matching gate that leads onto a paved path to the front door which to one side has an external double electrical power socket and water butt.

ENTRANCE DINING ROOM 3.71m (12' 2") x 2.46m (8' 1") Dimensions exclude under stairs. Entered via a panelled external door top half Georgian style glazed, ceiling bar light with four adjustable LED spot lights, telephone point, three double electrical power sockets. wall cupboard housing the electricity consumer unit and meter, new carpet, Georgian style glazed doors off to the lounge and kitchen and wooden latch door off to the stairs to the first floor.

LOUNGE 4.04m (13' 3") x 3.94m (12' 11") Maximum dimensions. Two sliding sash Georgian style glazed windows to the front overlooking the garden, ceiling light, coving, three display shelves, dado rail, feature open fireplace with decorative wooden surround, inset Victorian

cast iron style open fireplace with granite tiled hearth, Dimplex night storage heater with internal thermostat controls, satellite TV aerial, three double electrical power sockets and carpet.

KITCHEN 2.87m (9' 5") x 2.31m (7' 7") Range of base units including cupboards and open tray rack unit, matching wall units including glazed fronted unit and open fronted unit, grey granite effect roll edged laminate worktops, inset white enamelled sink with swan neck mixer taps and drainer, part tiled walls, four ring electric hob, space that may be adapted for an oven, space and plumbing for washing machine.

UPVC double glazed window to the rear overlooking the courtyard with views beyond, double and single electrical power sockets, Dimplex wall mounted electric blow heater, ceramic tiled floor and UPVC obscure double glazed door off to the rear courtyard.

LANDING (AND STAIRS) 2.64m (8' 8") x 0.84m (2' 9") Landing dimensions including built in cupboard. Two windows to the rear including UPVC double glazed with views beyond to rolling countryside, carpeted stairs and landing, decorative wall panelling to waist height, wall mounted electric blow heater, two open display shelves, base cupboard (housing the hot water cylinder with immersion heater having timer control) and white doors off to the modern fitted bathroom with separate shower over the bath, master bedroom and second double bedroom.

BATHROOM WITH SEPARATE SHOWER OVER 2.34m (7' 8") x 1.73m (5' 8") UPVC obscure double glazed window to the rear, ceiling light, walls fully tiled including two feature horizontal mosaic borders, tiled window sill, panelled offset bath with mixer taps having separate Triton shower and curved glass pivot shower screen over the bath, pedestal hand basin with swan neck mixer taps, mirror and light over the basin and glass shelf to one side, low level close coupled toilet, heated towel rail (with timer control in the landing), extractor fan and slate effect laminate tiled floor.

MASTER BEDROOM 4.01m (13' 2") x 3.96m (13' 0") Maximum dimensions. Sliding sash Georgian style window to the front overlooking the garden with views to the church beyond, ceiling light, access to roof void, Dimplex night storage heater with integral thermostat controls, three double electrical power sockets and new carpet.

BEAUTIFUL TWO DOUBLE bedroom PERIOD COTTAGE, 700 sq ft BRICK OUTBUILDING including TWO GARAGES, POTENTIAL PLANNING subject to permission, Courtyard and GENEROUS and PRIVATE 'SECRET' GARDEN, LOUNGE with FEATURE open FIREPLACE, Entrance DINING room, KITCHEN, MODERN fitted BATHROOM with separate SHOWER over the bath, SLIDING SASH windows to front and UPVC double glazed to rear, CHURCH to front, ROLLING COUNTRYSIDE beyond rear, VERY DESIRABLE village, NO 'UPWARD CHAIN'.

BEDROOM TWO 3.58m (11' 9") x 2.57m (8' 5") Dimensions include built in furniture. Currently having an extensive range of built in furniture, sliding sash Georgian style window to the front overlooking the garden with views to the church beyond, ceiling light, Dimplex night storage heater with integral thermostat controls, double electrical power socket, carpet and an extensive range of built in furniture including three double wardrobes, shelved single wardrobe, six drawers and dressing table with three shelves over.

COURTYARD Low maintenance slate chipped, granite style paved area, brick raised miniature pond with established plants, water butt and sandstone paved path to a wooden picket double gate leading off to the brick outbuildings and to the private rear garden. The courtyard is fully enclosed by brick walling.

BRICK OUTBUILDINGS Approximately 700 sq ft of extensive brick outbuilding including a block of two garages together with three workshops/further rooms, another stand alone room and a former gardeners W.C, all with wooden doors. A path runs across the full length of the block, from the rear courtyard, onto a block paved path to the separate stand alone room, then a stepping stone path to the former gardeners W.C and onto the rear to the private garden.

INCLUDING GARAGE ONE 3.71m (12' 2") x 3.45m (11' 4") Light, double electrical power socket and RCD (residual current device) in place ready for connection.

PRIVATE REAR GARDEN Summer house 2.72m (8' 11") x 2.39m (7' 10") max dimensions incl verandah Absolutely delightful, laid to lawn having a variety of established borders and beds of plants, shrubs and trees and a part paved path leads to the far corner where there is an oval shaped stone edged wild life pond, low maintenance gravelled seating area and summer house with a front covered veranda, is entered via French doors top half glazed and has two windows to the front and a window to either side. The garden is enclosed by dense hedging to three sides and wooden panelled fencing to the fourth.

NOTES AND SERVICES The rear garden has been designed for private access but currently uses a shared path with private gate to the rear garden and there is a pedestrian right of way with next door.

Mains electricity (including Economy 7), water and drainage are connected.

These particulars are intended to give a fair and reliable description of the property but no responsibility for any inaccuracy or error can be accepted and do not constitute an

offer or contract. We have not tested any services or appliances (including central heating if fitted) referred to in these particulars and the purchasers are advised to satisfy

themselves as to the working order and condition. If a property is unoccupied at any time there may be reconnection charges for any switched off/disconnected or drained services or appliances - All measurements are approximate.

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