Robindale,

Robindale, Back Lane, Brattleby

Lincoln - 7 miles Newark - 22 miles ( Kings Cross 85 mins)

Situated in this most sought after village on a large private plot, Robindale is an individual modern detached family home which offers light, spacious and well-presented living accommodation with the benefit of gas fired central heating and uPVC double glazing.

Accommodation briefly comprises an entrance hall, sitting room, lounge/snug, conservatory, dining room, WC, fitted kitchen/breakfast room and utility room on the ground floor, whilst on the first floor there are four bedrooms, two of which have en-suites and a family bathroom.

Outside, the property occupies a good sized mature plot and is approached from Back Lane via an in/out gravelled driveway which leads in turn to an attached double garage with lawned gardens to the front, whilst to the rear elevation there are private gardens with hedged boundaries, principally laid to lawn with a variety of trees and shrubs, patio areas, together with a workshop with electric and a garden shed.

ACCOMMODATION Kitchen/Breakfast Room 4.97m x 3.46m max (16’4 x 11’4) En-Suite Bathroom Entrance Hall uPVC double glazed windows to rear elevation. Bespoke kitchen uPVC obscure double glazed window to front. Fully tiled with Entrance via uPVC front door with obscure double glazed side comprising a range of wall and base units with worktops, stainless white suite comprising panelled bath, WC, wash hand basin in window. Stairs rising to first floor landing with cupboard under, steel sink and drainer with mixer tap, fitted appliances including vanity unit, and chrome heated towel rail. radiator with cover and fitted corner cupboard. ‘NEFF’ five ring gas hob with ‘SMEG’ extractor over and ‘NEFF’ electric double oven with space for fridge and microwave, tiled Bedroom Two 4.21m max x 3.76m (13’10 x 12’4) Sitting Room 6.66m x 3.62m (21’10 x 11’10) flooring and radiator. Access to: uPVC double glazed window to rear. Built-in wardrobe and A spacious triple aspect reception room with feature fireplace radiator. housing cast iron open fire set to tiled hearth with decorative Utility Room 4.14m x 2.08m (13’7 x 6’10) surround and two radiators. uPVC obscure double glazed door leading to rear garden, uPVC Bedroom Three 4.13m x 2.81m (13’7 x 9’3) double glazed window to rear. Range of base units with work uPVC double glazed window to front. Radiator. Snug 3.62m x 3.46m (11’10 x 11’4) tops, sink and drainer with mixer tap, space and plumbing for Aluminium double glazed sliding patio doors leading to washing machine and dishwasher, space for dryer, wall mounted En-Suite Shower Room conservatory. Radiator with cover. ‘Worcester’ gas fired central heating boiler, access though to uPVC obscure double glazed window to front, part tiled with garage. shower cubicle, WC, wash hand basin, heated towel rail and wood Conservatory 3.18m x 3.16m (10’5 x 10’4) effect flooring. uPVC double glazed windows and door leading to the rear First Floor Landing gardens. Tiled flooring. uPVC double glazed window to front. Access to loft space, double Bedroom Four 3.76m x 2.63m (12’4 x 8’7) airing cupboard and radiator with cover. uPVC double glazed window to rear. Built-in wardrobe and WC radiator. uPVC obscure double glazed window to front. Comprising WC, Master Bedroom 4.33m x 4.28m (14’2 x 14’0) wash hand basin, wood effect flooring and radiator. uPVC double glazed window to rear. Built-in wardrobe and Family Bathroom 2.94m x 2.27m (9’8 x 7’5) radiator with cover. uPVC obscure double glazed window to front. Part tiled Dining Room 3.70m x 3.68m (12’2 x 12’1) comprising four piece suite with bath, shower cubicle, WC, uPVC double glazed window to front. Built-in dresser unit and wash hand basin, wood effect flooring and radiator. radiator.

OUTSIDE For access further afield, the A15 north provides easy access to LOCAL AUTHORITY Outside, the property is approached from Back Lane via an the M180 motorway network and Humberside Airport, whilst District Council in/out gravelled driveway which leads in turn to an attached there is easy access west to the A1 at Markham Moor and south- 01427 676676 double garage with up and over doors, power and lighting. There west via the A46 dual carriageway to Newark, with its fast rail link are also lawned gardens to the front with part hedged and to London Kings Cross (from approximately 1 hour 10 minutes). COUNCIL TAX fenced boundaries, and specimen trees including Japanese Crab Band F. Apple and Wisteria. To the rear elevation, there are delightful Lincoln itself has an excellent range of shops, leisure facilities and mature and private gardens, principally laid to lawn with hedged restaurants, and Brattleby lies within a short drive of the historic VIEWING PROCEDURE boundaries to three elevations, a paved terrace area, a variety of Bailgate area, which includes the magnificent Cathedral and Viewing of this property is strongly recommended. If you would trees and shrubs, together with a workshop with electrics and Castle. like to view the property, please contact a member of the agency garden shed. There are also two gated access points to both side team on 01522 504304. elevations. FIXTURES & FITTINGS All fitted carpets, curtains, fixtures, fittings and garden ornaments AGENT SITUATION are not included in the sale unless mentioned in these particulars. Ellen Dorman Brattleby lies approximately 7 miles north of the historic However, certain items may be available for purchase by separate 01522 504304 Cathedral City of Lincoln. Robindale itself is situated in a quiet negotiation. [email protected] lane with views to the rear towards The Ridge, and the village itself has access to a variety of good schooling including a primary SERVICES school in both and Ingham, with secondary schools Mains water, gas, electricity and drainage are connected. Gas fired available at Welton (William Farr C of E School), Gainsborough central heating is installed. None of these services or appliances (Queen Elizabeth Grammar School) and Lincoln (The Priory LSST has been tested by the agent. Academy). We would advise that you speak to the local Education Authority regarding availability of places. Further facilities are TENURE located in the nearby village of Ingham including a doctors’ Freehold. For Sale By Private Treaty. surgery and village store, and there is a range of public houses locally too.

DIRECTIONS - LN1 2SQ From Lincoln take the A15 north in the direction of and past the Lincolnshire Showground and at the first roundabout turn left signposted Gainsborough. Look for the first turning on the right signposted Scampton and continue through the village and on through and into Brattleby and take the second turning on the right into Back Lane. Follow the lane round to the left and Robindale will be situated on the right hand side.

IMPORTANT NOTICE­ JHWalter try to provide accurate sales particulars, however, they should not be relied upon as statements of fact. We recommend that all JHWalter LLP | 1 Mint Lane | Lincoln LN1 1UD the information is verified by yourselves or your advisers. These particulars do not constitute any part of an offer or contract. JHWalter staff have no authority to make or give any representation or warranty whatsoever in respect of the property. The services, fittings and DX 11056 Lincoln | E [email protected] appliances have not been tested and no warranty can be given as to their condition. Photographs may have been taken with a wide angle lens. Plans are for identification purposes only, are not to scale and do not constitute any part of the contract. Crown Copyright. All T 01522 504304 | F 01522 512720 rights reserved. Licence Number 100020449. The Ordnance Survey data may not show all existing features. JHWalter is the trading name of JHWalter LLP. Registered Office: 1 Mint Lane, Lincoln LN1 1UD. Registered in and Wales. Registration Number: 0C334615 www.jhwalter.co.uk