York House, 14 York Road, • Entrance Hallway Brookenby, , • Cloakroom , LN8 6EX • Lounge £249,000 • Dining Room • Kitchen Diner This substantial family home is positioned in a quiet residential area within the village of Brookenby, which • Utility Room is nestled in the heart of the . • Four Bedrooms EPC Rating TBC *** DRAFT BROCHURE *** • Bathroom • Gardens • Garage www.johntaylors.com

ENTRANCE HALLWAY 4.84m max x 3.37m max (15'11" max x 11'1" max) With large timber glazed entrance door, original floorboards, smoke alarm and doorbell, radiator, under stairs storage cupboard and impressive return staircase with timber balustrade and handrail to first floor.

DOWNSTAIRS CLOAKROOM 2.05m x 1.76m (6'9" x 5'9") With pedestal wash hand basin, low level flush toilet, uPVC double glazed window with obscure glass, radiator, coat hooks and lighting. KITCHEN DINER 4.90m x 3.3m max plus 2.73m x 2.25m max (16'1" x 10'10" max plus 8'11" x 7'5" max) With base cupboards and wall units, rolltop worksurfaces, composite 1½ bowl sink with drainer and monobloc mixer tap, space and plumbing for dishwasher, undercounter AEG fan oven with ceramic hob over and extractor fan, large walk in larder storage cupboard (1.48 x 0.88m) two uPVC double glazed windows to front and rear elevation, further uPVC glazed door to terrace, spotlights to ceiling, two radiators, laminate flooring and power.

LOUNGE 6.72m x 3.62m (22'1" x 11'11") (measurements into bay) With beautiful bay window with two uPVC double glazed windows and door to garden, large stone and marble fireplace with timber mantle housing cast-iron log burner, further uPVC double glazed window, two radiators, picture rail and ceiling rose, power and lighting.

DINING ROOM Auction Rooms ® 14 -16 Cornmarket4.37m x Chambers3.58m (14'4" x 11'9") Louth Kidgate With two large uPVC double glazed windows to Lincolnshire LN11 9PY Louth terrace, two radiators,Lin copicturelnshire L N11rail 9andEZ ceiling rose, power and lighting. UTILITY ROOM Regulated by the RICS Tel: 01507 603648 Tel: 01507 611107 1.74m x 1.47m (5'9" x 4'10") Fax: 01507 601280 Fax: 01507 601280 With large original porcelain sink, rolltop [email protected] [email protected] THINKING OF SELLING? Getting the best price requires market knowledge and marketing expertise. If you are thinking of selling and want to benefit from over 150 years of successful property marketing, we can arrange for one of our Chartered Surveyors to give you a free market appraisal and advice Mo non – Ftheri. 9.00 mostam –suitable 5.00pm .marketing Sat – 9.00am package – 1.00pm for. your property. Mon – Fri. 9.00am – 5.00pm. Sat. – 9.00am – 12noon. worksurfaces with drawers and space for hand basin with chrome taps, vanity mirror and washing machine and tumble dryer, wall light with shaver point over, large quadrant cupboards, wall mounted Potterton gas fired corner shower cubicle with thermostatic shower boiler, programmable timer, timber glazed mixer with riser, glass splash screens and tiled window, laminate floor, power and lighting. walls, low level flush toilet, deep bath tub with a telephone shower mixer tap and timber bath panel, tiling to walls, two uPVC double glazed windows, spotlights, vinyl flooring, radiator and lighting.

SIDE ENTRANCE LOBBY 1.62m x 0.87m (5'4" x 2'10") With timber glazed entrance door, light and door through to kitchen.

LANDING 9.70m x 3.35m max (1.16m min) (31'10" x 11'0" max (3'10" min)) With uPVC double glazed windows to side and front elevations, radiator, wall lighting, picture rail, smoke alarm, storage cupboard, stairs to ground floor and access to roof space.

BEDROOM ONE 6.46m x 3.47m (21'2" x 11'5") (measurements into bay window) With large uPVC double glazed bay window having views over the stunning Lincolnshire Wolds countryside, further uPVC double glazed BEDROOM TWO window to front elevation, radiator, picture rail, 3.95m x 3.65m (13'0" x 12'0") wall lighting, built-in storage wardrobes, power With built-in storage wardrobes and cupboards, and lighting. vanity unit with wash handbasin, mirror and light over, picture rail, two uPVC double glazed windows to garden view, radiator, power and lighting.

FAMILY BATHROOM 3.00m x 2.08m (9'10" x 6'10") Comprising four piece white suite, pedestal wash

SURVEYS AND VALUATIONS If you are purchasing a property that is not on the market with John Taylors, we can advise on the different types of survey we offer. As RICS registered values with an unsurpassed knowledge of the local property market John Taylors offer a range of survey and valuation reports at competitive rates. Quotations are available on request. BEDROOM THREE OUTSIDE 3.65m x 3.37m (12'0" x 11'1") The garden to the rear of the property has been With vanity wash hand basin having storage landscaped with a large lawn leading from the cupboards under, picture rail, uPVC double terrace and planted with ornamental borders glazed window, radiator, built-in storage having shrubs and small conifers, rose bushes wardrobes, power and lighting. and a further Pergola. There is a timber shed and further concrete sectional garage accessed via the garden.

BEDROOM FOUR 3.66m x 2.40m (12'0" x 7'10") With uPVC double glazed window, timber glazed GARAGE window, picture rail, radiator, power and lighting. 5.25m x 2.72m (17'3" x 8'11") Link detached garage with timber glazed window, fibreglass electric up and over garage door, power and lighting.

SERVICES Mains water, electricity and drainage. Main Gas fired central heating (not tested by John Taylors).

COUNCIL TAX BAND According to the Valuation Office Agency's website, the property is currently in council tax band C.

AIRING CUPBOARD LOCAL AUTHORITY 1.18m x 1.12m (3'10" x 3'8") District Council With large hot water immersion cylinder, The Guildhall shelving, timber glazed window and light. Marshalls Yard Gainsborough COURTYARD DN21 2NA Tel: 01427 676 676 Lovely cobble block paved private courtyard with cold water tap, outside lights, Pergola, gate to front of property and access to rear garden. PLEASE NOTE: Prospective purchasers are advised to discuss any particular points likely to affect their interest in the property with one of our property consultants who have seen the property in order that you do not make a wasted journey. We have been informed that there is planning permission for eight new houses to be erected on the land opposite the property. www.johntaylors.com

This plan is included as a service to our customers and is intended as a GUIDE TO LAYOUT only. Dimensions are approximate. DO NOT SCALE.

PLEASE NOTE: If measurements are critical to the purchaser they should be verified before proceeding with the purchase of this property. John Taylors have not tested any of the services or appliances and so offer no guarantees. Any carpets, curtains, furniture, fittings electrical and gas appliances, gas or light fittings or any other fixtures not expressly stated in the sales particulars but may be available through separate negotiation. Floor plans are provided as a service to our customers and are a guide to the layout only, do not scale.

These particulars are intended to give a fair description of the property, but the details are not guaranteed, nor do they form part of any contract. Applicants are advised to make ENERGY EFFICIENCY RATING ENVIRONMENTAL IMPACT RATING appointments to view but the Agents cannot hold themselves responsible for any expenses The energy efficiency rating is a The environmental impact rating is a incurred in inspecting properties which may have been sold, let or withdrawn. Applicants measure of the overall efficiency of a measure of a home's impact on the home. The higher the rating, the environment in terms of carbon enter the property at their own risk and the Agents are not responsible for any injuries more energy efficient the home is and dioxide (CO2) emissions. The higher the lower the fuel bills will be. the rating, the less impact it has on during the inspection. the environment.

Auction Rooms 14 -16 Cornmarket Chambers ® Louth Kidgate Lincolnshire LN11 9PY Louth Lincolnshire LN11 9EZ Regulated by the RICS Tel: 01507 603648 Tel: 01507 611107 Fax: 01507 601280 Fax: 01507 601280 [email protected] [email protected]

Mon – Fri. 9.00am – 5.00pm. Sat – 9.00am – 1.00pm. Mon – Fri. 9.00am – 5.00pm. Sat. – 9.00am – 12noon.