2 Troutbeck Farm Cottages Claythorpe LN13 0DU

2 Troutbeck Farm Cottages, Claythorpe, Near Alford, , LN13 0DU 01507 350500

• Exceptional extended 3 bedroom semi - Directions interior benefits from four double-glazed skylight windows in detached country cottage From Louth follow the A16 road south for several miles and in the living kitchen and a similar skylight window in the the village of Burwell take the only left turn and follow the bathroom. Vertical louvre blinds will be included in the sale • Combining contemporary indoor living lane for some distance over the Wolds to the eventual where fitted. with an open rural setting crossroads. Carry straight on towards , and at the • Superb unspoiled vi ews to the front, side bottom of the slope after the farm on the right take the first Accommodation and rear – bridleway from the gate right turning towards Claythorpe. After some distance, take (Approximate room dimensions are shown on the floor plans the first left turning and follow the small lane to its co nclusion which are indicative of the room layout and not to specific • Large garden including wooded area some where the property will be found on the right side, as the lane scale) 300 feet in length. becomes a bridleway. • Superb bright and spacious fitted Ground Floor living/dining kitchen The Property Living/Dining Kitchen • Two attractive receptions rooms, study, We estimate that the original semi-detached cottage dates An extremely impressive and spacious room with a light and back to the late 1800’s/early 1900’s and is of solid brick airy feel and fitted with an extensive range of units having three bedrooms construction whilst the substa ntial extension which was cream, high-gloss facings and metal handles, slate-effect work • Modern family bathroom, en suite shower added at two storey level to the side and single storey level to surfaces and brick-style ceram ic tiled splash backs. An island room and ground floor cloaks/WC the rear appears to have been constructed around 2010 with unit has base cupboards and an integrated dishwasher • Oil fired central heating system and brick-faced cavity walls complementing the original and the together with the stone-effect, one and a half bowl single whole building having a pitched timber roof st ructure with drainer sink unit. The units continue into a recess double-glazed windows. concrete interlocking tile covering. In keeping with the surrounding the cooking area at the centre of which is a • Spacious turning and car parking area; nature of the surroundings, the windows are mainly timber Leisure electric double oven range cooker with ceramic top, detached brick and tiled double garage. framed with double-glazed panes and the property has an oil - finished in black with chrome rails, black glass splash back • NO CHAIN fired combination central heating boiler. In addition the and contemporary hood over . The door to outside is a stable

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type with window pane and there is a combined three-branch combined; trap access to the wing roof void. Sitting Room halogen light a nd ventilation fan together with ceiling A second attractive reception room with a Victorian style pine halogen spotlights to the kitchen area and a wall light point. Centre Hallway pillared fireplace, having open grate framed by a cast iron Multi-pane double-glazed French doors open onto the decked Four-panelled door to understairs cupboard with inner inset with ceramic tiles in Art Nouveau style. Arched al cove rear veranda and there is a stunning view across the archway and a wide square walk-through opening to the and pine cupboard housing the electricity meter and second countryside beyond the garden. White four-panelled door to living kitchen. Smoke alarm and multi-pane, part-glazed consumer unit with MCBs. Coved ceiling and door off to the the : - double doors to the: - staircase lobby with wall alcove, smoke alarm and staircase leading to the first floor. Utility Room Lounge With work surface over a base cupboard unit and inset sing le A spacious room wi th rustic timber pillars and mantel framing First Floor Landing with smoke alarm, trap access to the roof drainer stainless steel sink , space with plumbing for washing a recessed brick fireplace and hearth with an inset electric void and four-panel doors leading off to the bedrooms and machine, space for dryer, wall cupboards, halogen spotlights stove. Three windows, coved ceiling and high-level cupboard family bathroom. and in the corner is the Boulter combination oil-fired central housing the consumer unit with MCBs. Ceiling light point and heating boiler with digital programmer. This room has a four wall light points with dimmer switches. Bedroom 1 uPVC double-glazed window. An impressive master bedroom with three windows, coved Sliding door to the C loakroom/WC with a white low-level WC, Study ceiling, halogen ceiling spotlights, large trap access to the two wall alcoves, halogen spotlight and extractor fan With spotlights to ceiling fitting. extension roof void and connecting door to: -

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En Suite Shower Room Family Bathroom With a white suite of angled low-level WC, pedestal wash Fitted in contemporary style with a white suite comprising hand basin and an open, wide shower area with fitted, screen panelled bath with shower fittings t o the bath mixer tap, curtain and rainfall style shower mixer unit. Limestone style glazed side screen and beech-effect side panelling floor and wall tiling, deep storage recess and mirror in tile d complementing built-in units enclosing the wash hand basin surround with shaver socket. Underfloor heating with and concealing the cistern to the low-level WC; built-in controller on the bedroom wall. Chrome ladder style cupboards and drawers adjacent. Laminated tile-effect floor radiator/towel rail and halogen spotlights to the ceiling, covering, chrome ladder style radiator/towel rail and tile d together with extractor fan. splashbacks to three quarter wall height. Double wall cupboard with beech-effect finish and four spotlights to Bedroom 2 ceiling fitting; shaver socket and mirror. Double-glazed At the front with window presenting far-reaching views skylight window to the rear roof slope. across the fields. Outside Bedroom 3 The property stands on a very generous sized plot of around At the rear with a window presenting superb views over the 0.5 acre (sts) with a lawned area enclosed by hedges at the spacious block-lined and gravelled car parking area at the side rear garden to the countryside beyond. Large walk-in front and a brick pillared entrance onto an extremely of the house open to the wooded side garden with many wardrobe with clothes rails, shelves and light. mature trees behind a hedge at the front . The drive also gives access to the excellent detached brick and tiled garage which has a wide up and over door, wall shelving, bench, strip lights, power point s and its own electricity consumer unit with MCBs; two double-glazed windows and a side pedestrian door. NB the greenhouse, shed and implement store will be removed prior to sale.

To the rear of the property as previously mentioned, the tiled extension roof extends across a full width veranda, over decking which steps down onto a large slab-paved patio area ideal for flower pots and tubs with steps down through f lower

beds with sleeper retaining walls to a lawn beyond which stretches for some width across to the side garden with established trees and from which there is a beautiful panoramic view over the countryside. Flower beds and rockery between the garage and copse. Close to the house there are two water butts with hand pumps.

Viewing: Strictly by appointment through the selling agent.

Location: Positioned just to the east of the Lincolnshire Wolds

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Open Countryside to the front of the cottage

Floor Plans and EPC Graph A copy of the full Energy Performance Certificate can be emailed on request

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approximately 9 miles from Louth market town which has a ra nge of shops, supermarkets primary, secondary/grammar schools, academies, cinema, theatre and sports centres. The coast is also about 9 miles away and there are some lovely walks through the countryside with a bridleway from the gate of the property leading east.

General Information: The particulars of this property are intended to give a fair and substantially correct overall description for the guidance of intending purchasers. No responsibility is to be assumed for individual items. No appliances have been tested. Fixtures, fittings, carpets and curtains are excluded unless otherwise stated. Plans/Maps are not to specific scale, are based on visual appraisal/ information supplied and subject to verification by a solicitor at sale stage. We are advis ed that the property is connected to mains electricity and water whilst drainage is to a private

system but no utility searches have been carried out to confirm at this stage. The property is in Council Tax band A.

M417 Printed by Ravensworth 01670 713330

Cornmarket, Louth, Lincolnshire LN11 9QD T 01507 350500 F 01507 600561 Important Notice Messrs, Masons Chartered Surveyors for themselves and for vendors or lessees of this property whose agents they are give notice that: (i) The particulars are set out as a general outline only for the guidance of intended purchasers or lessees, and do not constitute, nor constitute part of, an offer or contract; (ii) All descriptions, dimensions, reference to condition and necessary permissions for use and occupation, and other details are given without responsibility and any intending purchasers or tenants s hould 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; (iii) No person in the employment of Messrs Masons, Chartered Surveyors has any authority to make or give any representation or warranty whatever in relation to this property; (iv) No responsibility can be accepted for any costs or expenses incurred by intending purchasers or lessees in inspecting the property ,making further enquiries or submitting offers for the property.