Tree Haven, 33 Road , LN10 6QH

Tree Haven, 33 Stixwould Road Woodhall Spa, Lincolnshire LN10 6QH

Lincoln – 18 miles – 32 miles (with East Coast rail link to ) – 17 miles (Distances are approximate)

An eye catching double bay fronted landmark property of some considerable appeal standing within attractive lawned gardens. Tree Haven is situated to a most enviable position within this sought after Lincolnshire village, located opposite ‘pine woods’ with the rear garden leading down to Woodhall Spa cricket ground. Internally the property is enhanced by its many characterful features including wood panelling and parquet flooring. The accommodation comprises three double bedrooms, three reception rooms and a high specification kitchen. The shopping, social and educational facilities are all within easy walking distance. A viewing is highly recommended to fully appreciate the accommodation and setting on offer.

Woodhall Spa offers a good range of shopping and social facilities. The village with its tree lined avenues, Edwardian hotels, Kinema in the Woods, and possibly one of the best inland golf courses in Britain has become increasingly popular as a residential setting. The of lies approximately six miles away and stands in the gateway to the , an area designated as being of Outstanding Natural Beauty. The historic City of Lincoln and the East Coast both lie within driving distance.

Entrance into the property is gained through timber arched double doors opening to:

Reception Hall An impressive entrance with restored original parquet flooring and wood panelling to delph shelving. There is a deep under-stairs cupboard and solid timber doors to accommodation including:

Sitting Room 15' 0'' x 14' 0'' (4.57m x 4.26m) With a full width bay window having fitted seating and providing views over the front garden towards ‘pine woods’. This superb room has a gas effect fire set to stone surround and hearth, original parquet flooring which has been restored and leads through an archway with concealed sliding door into the:

Dining Room 14' 0'' x 12' 0'' (4.26m x 3.65m) A dual aspect room including French windows opening to rear terrace with views over the rear garden. A sliding door leads to:

Kitchen 14' 0'' x 9' 0'' (4.26m x 2.74m) With a high specification stylish kitchen units and having one and half sink drainer inset to ample granite worksurface over base units including integral dishwasher. To opposite wall is further granite worksurface having ‘Neff’ induction four ring hob, base units, wall mounted cupboards above, twin ‘Neff’ electric ovens, integral microwave, wall mounted cupboards above with filter hood over hob. There are ceiling spot lights, oak effect flooring and steps down to:

Garden Room 18' 7'' x 10' 7'' (5.66m x 3.22m) Providing pleasing aspect and having UPVC patio doors to rear terrace and garden beyond. There is tiled underfloor heating, ceiling spot lights, door to inner hall and door to:

Utility Room 12' 8'' x 5' 0'' (3.86m x 1.52m) With stainless steel single drainer inset to worksurface over base units and space and plumbing for washing machine. There is a range of fitted cupboards, tiled flooring and service door to integral double garage.

Side Lobby With tiled flooring and arched door to side of the property ideal for access to car parking.

Inner Hall With restored original parquet flooring and having staircase to first floor, door returning to reception hall and a door to:

Shower Room 12' 0'' x 5' 5'' (3.65m x 1.65m) With a large easy access shower cubicle, low level WC and wash hand basin over vanity cupboard. There is tiled flooring and shaver point.

Separate WC With a low level WC and decorative wall tiling.

Bedroom 2 13' 7'' x 11' 4'' (4.14m x 3.45m) With side aspect and having pedestal wash hand basin to one corner.

Bedroom 3 14' 8'' x 14' 0'' (4.47m x 4.26m) With full width bay window providing views over the front garden and towards ‘pine woods’.

First Floor Landing With front aspect, access to storage space and door to:

Master Suite

Dressing Room/Nursery 10' 0'' x 9' 0'' (3.05m x 2.74m) With side aspect and having a range of fitted wardrobes to one wall.

En-Suite With a white suite comprising tiled shower cubicle, low level WC and wash hand basin over vanity cupboard. There is a heated towel rail, tiled flooring and ‘velux’ window.

Bedroom 17' 9'' x 9' 8'' (5.41m x 2.94m) This appealing dual aspect room with slopping ceilings, ‘velux’ windows, access to further storage and door to:

Walk-in Wardrobe 8' 6'' x 5' 8'' (2.59m x 1.73m) With hanging rails, shelving and strip lighting.

Outside The property is approached over a long driveway leading to extensive parking for several vehicles and leads to Integral Double Garage 20' 0'' x 18' 2'' (6.09m x 5.53m) with electric up and over door, strip lighting and service door into property. The remaining front garden is laid to lawn with a wide range of decorative shrubs to borders including a central rhododendron feature and with steps leading to the main entrance door. The enclosed rear garden is predominantly laid to lawn with several mature trees and decorative shrubs to borders. There is a paved terrace with access off the garden room and dining room. The rear garden leads down just short of the boundary of Woodhall Spa cricket club, possibly the finest place in Lincolnshire to enjoy watching ’s national game.

Further Information All mains services. Gas central heating. Partial UPVC double glazing. Local Authority: District Council, Tedder Hall, Park, Louth, Lincolnshire LN11 8UP. Tel: 01507 601111. District Council Tax Band = F EPC Rating = E

The agents have not been privy to the contents of the Title of the property and cannot in any way formerly confirm the boundaries of the property or the existence of any Covenants, Easements or Rights of Way, which might affect it. Any plan shown in this brochure is purely presented as a guide and all boundaries and area measurements presented, subject to survey, will require further verification. We formally instruct you to speak to our client’s solicitors in regard to all of these matters.

SERVICES: The agents would like to point out that the services of this property have not been checked and this matter is left to the prospective purchaser to make appropriate further enquiries.

B135 Printed by Ravensworth 01670 713330

19 Station Road, Woodhall Spa, Lincolnshire LN10 6QL Property Reference: WO0001 Tel: 01526 353333 THESE PARTICULARS WERE PREPARED E-mail: [email protected] www.robert-bell.org