Patchwork Cottage, Louth Road, • Living kitchen , , LN8 6BJ • Lounge £255,000 • Conservatory • Sitting room This charming character cottage has FOUR BEDROOMS and THREE bathrooms . The property has • Four bedrooms great potential as a holiday let or ideal country • Two Ensuites residence with an annex for an elderly relative. Set in an area of natural outstanding beauty - the • Family bathroom Lincolnshire Wolds - Binbrook is a popular village and • Garage has a wealth of lovely walks nearby. EPC - TBC **DRAFT** www.johntaylors.com

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LIVING KITCHEN 5.63 m x 3.71m (18'6" mx 12'2") (3.77m x 3.72m dining area) (4.05 m x 1.83 m kitchen area) Front entrance with timber stable door opening up into living kitchen with quarry tiled floor, radiator, dado rail to walls and beams to ceiling, concealed strip light, brick fireplace housing enamelled multi-fuel burner with timber surround, timber double glazed windows to front and rear elevation, archway through to kitchen with cream coloured cottage style units and woodblock effect worktops, gas fired hob with extractor over, stainless steel sink with monobloc mixer tap and rinsing tap & tiled splashback's, integrated dishwasher, mid-height double oven, spotlights to ceiling, power and lighting.

CONSERVATORY 3.50 m x 3.0 m (11'6" mx 9'10" m) With dwarf brick wall and UPVC double glazed windows to three sides, French patio doors leading to garden and polycarbonate roof, power and fan with lighting.

SITTING ROOM/UTILITY AREA 3.68 m x 3.75 m (12'1" mx 12'4" m) (measurements into chimney recess) Sitting room with tiled fireplace and timber surround having space for electric fire, beams to ceiling, radiator, timber double glazed window to front elevation, base cupboards and wall units with roll top work surfaces & stainless steel sink with mixer tap, tiled splash backs, space and plumbing for washing machine, window through to rear hallway and LOUNGE timber door, vinyl flooring, power and lighting. 6.48 m max by 3.64 m max (21'3" mmax by 11'11" mmax) (Measurements into bay window and chimney recess) With beautiful ornate cast-iron fireplace with gas fire insert, having timber surround and mantle, timber beams to ceiling, timber double glazed bay window to front elevation, two radiators, door leading to 1st floor main bedroom, understairs storage area and door leading to conservatory, power and lighting.

Auction Rooms 14 -16 Cornmarket Chambers ® Louth Kidgate Lincolnshire LN11 9PY Lincolnshire LN8 3EH Louth Lincolnshire LN11BEDROOM 9EZ FOUR 3.82 m x 3.78 m (12'6" mx 12'5" m) Regulated by the RICS Tel: 01507 603648 Tel: 01673 844249 Tel: 01507 611107With built-in storage cupboard, radiator, timber double glazed doors to Fax: 01507 601280 Fax: 01673 849216 Fax: 01507 601280private patio having access to the rear garage, access to roof space [email protected] [email protected] woolmart@johntatimberylors .doublecom glazed window, power and lighting. 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. ENSUITE BEDROOM TWO 2.29 m x 1.54 m (7'6" mx 5'1" m) 3.73 m x 3.68 m max (12'3" mx 12'1" mmax) With attractive modern four piece suite comprising of low-level flush Having part vaulted ceiling with beams, timber double glazed window toilet, bidet, corner quadrant shower cubicle with glass splash screens allowing beautiful views of the open countryside, radiator, ornamental and tiling, electric Triton Seville shower, Vanity wash hand basin, cast-iron fireplace with timber surround, power and lighting. extractor fan, heated towel radiator, timber double glazed window with obscure glass to front elevation, lighting and carpet flooring.

REAR HALLWAY 2.82 m x 1.83 m (9'3" mx 6'0" m) BEDROOM ONE With return staircase leading to 1st floor rear landing, dado rail, 4.10 m x 3.20 m max (13'5" mx 10'6" mmax) radiator, understairs storage cupboard, attractive glazed display cabinet Having vaulted ceiling, double glazed timber windows to side and front with windows through to 2nd sitting room. elevation (one having window seat) built-in storage cupboard and wardrobes, access to roof space, radiator, ornamental fireplace, stairs to ground floor, smoke alarm, power and lighting.

LANDING 3.77 m x 2.05 m max (12'4" mx 6'9" mmax) With beams to ceiling, access to roof space, wall lighting, UPVC double ENSUITE BATHROOM glazed window, airing cupboard with electrics for alarm, large cupboard 1.84 m x 1.81 m (6'0" mx 5'11" m) housing gas fired boiler and hot water immersion cylinder, door through With three piece suite comprising of low-level flush WC built into vanity to: unit with wash hand basin, bath with white coloured panel, tiling to all walls, painted tongue and groove ceiling with Velux style roof light, concealed spot lighting in part vaulted ceiling, radiator and vinyl flooring.

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 3.79 m max by 2.56 m max (12'5" mmax by 8'5" mmax) With part vaulted ceiling having beams, smoke alarm, radiator, cast- iron fireplace, double glazed timber window to front elevation, power and lighting.

GARAGE 5.50 m x 3.0 m (18'1" mx 9'10" m) Constructed from concrete panels and having a concrete base & corrugated roof, the garage has a steel garage up and over door, metal pedestrian door and glazed window, power and lighting.

FAMILY BATHROOM 2.21 m x 1.70 m (7'3" mx 5'7" m) COUNCIL TAX BANDING With four piece suite comprising of low-level flush WC, bidet, vanity According to the Valuation Office Agency's website, the property is wash hand basin and spa bath having pine coloured panels, tiling to all currently in council tax band D walls, pine tongue and groove vaulted sloping ceiling with Velux style roof light, concealed spot lighting, radiator and carpeted flooring. LOCAL AUTHORITY District Council, Tedder Hall, Manby Park, Louth. LN11 8UP Tel. No. 01507 601 111 Website: www.e-lindsey.gov.uk

SERVICES Mains water, electricity, septic tank and gas fired central heating,

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.

OUTSIDE The attractive entrance to the property has a block paved cobble design driveway which you enter through a five bar gate, Contemporary security lights lead the way to the cottage at night with the added feature of CCTV and ample parking for approximately six cars. Outdoor storage is catered for with a good sized concrete prefabricated garage and from here there are beautiful views across the rolling hills of the wolds. Immediately to the front of the property there is a small seating area with a sheltered canopy. Here you will also find a log store, outside electricity points & water tap all on hand for your convenience. To the other side of the Cottage there is a good garden with Summer house & patio ideal for BBQ's. Beyond this lies a raised lawn with flower beds and further planting area with Greenhouse. 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 Market Rasen Kidgate Lincolnshire LN11 9PY Lincolnshire LN8 3EH Louth Lincolnshire LN11 9EZ Regulated by the RICS Tel: 01507 603648 Tel: 01673 844249 Tel: 01507 611107 Fax: 01507 601280 Fax: 01673 849216 Fax: 01507 601280 [email protected] [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.