VILLAGE & COUNTRY

CHARTERED SURVEYORS Lincoln 01522 538888

Woodhall Spa 01526 353333 AUCTIONEERS 01526 344434

LAND & ESTATE AGENTS 01507 522222

OAKS HOUSE, WEST LANE, BAUMBER, HORNCASTLE. LN9 5NG

Robert Bell & Company, 43 Silver Street, Lincoln, LN2 1EH Tel: 01522 538888 Fax: 01522 589988 Email: [email protected] Website: www.robert-bell.org

VILLAGE & COUNTRY

OAKS HOUSE, WEST LANE, BAUMBER, HORNCASTLE, LINCS

A New Build property offered for sale by Paul Roberts Builders Ltd, who has a reputation for building high quality homes in this area of Lincolnshire. The property is very discreetly located in an elevated position down West Lane, in the heart of the Wolds village of Baumber, off the A158 main road. The property has been built to a very high standard with hi-spec fixtures and fittings, as you would expect of a Paul Roberts’ home; with a B84 EPC rating due to the Panasonic Air Source Inverter heating system, A-Rated double glazing and building insulation and low voltage LED lighting. The accommodation comprises; Entrance Hall, Cloakroom, an astonishingly huge open living area that will catch the eye encompassing the Lounge, Dining Kitchen and Family/Day Room with large feature folding patio doors; Laundry Room, Landing, an expansive Master Bedroom Suite with Shower room and Dressing Room, Family Bathroom and three further Bedrooms.

The house is situated on a generous plot having a shared driveway with Cherry House and a semi-detached double garage, set to the rear of the house.

A formal viewing is highly recommended.

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WEST LANE, BAUMBER, HORNCASTLE

VILLAGE & COUNTRY

THE AREA The fitted units comprise: Rangemaster ceramic one and half bowl sink unit with integrated NEFF dishwasher The village which stands on the western escarpment of the beneath, range of base cupboard with a tier of three drawers, , an Area of Outstanding Natural fitted NEFF brushed steel oven unit with cupboard and Beauty, offers miles of quiet lanes, bridleways and footpaths drawer space above and beneath with accompanying pantry to explore. The village is but a ten minute journey away cupboard and integrated fridge/freezer to one side. To the from the market town of Horncastle (4 miles), offering a outside of the peninsula there is further excellent cupboard very good range of local amenities including a medical space beneath the work surface with an accompanying CDA centre, primary school, the OFSTED outstanding Queen wine/bottle chiller. There is a NEFF ceramic style hob with Elizabeth’s Grammar School and Banovallum secondary pop up extractor unit. modern school. The A158 runs west out of the village to the historic City of Lincoln (15 miles) with its excellent range of shopping and social amenities and of course Lincoln University.

ACCOMMODATION

ENTRANCE HALL of good size having leaded light style obscure glazed panelled main entrance door; very attractive oak feature staircase up to first floor, coving and power points. Oak feature doors through to living dining kitchen and to:

Living dining kitchen

To either end of this feature reception space are brick feature fireplaces with timber lintels with multi fuel stoves inset. There is coving, inset LED light fittings, TV aerial points and power points.

Entrance hall

CLOAKROOM [8’ 10” x 2’ 9” (2.69m x 0.84m)] having pedestal wash hand basin with tiled splash back, low level WC, coving and extractor unit.

OPEN PLAN LIVING, DINING, KITCHEN [38’ 5” x Living dining kitchen 19’ 6” (11.70m x 5.94m)] a wonderful feature contemporary style living space for the family, having a northerly view and UTILITY ROOM [9’ 8” x 5’ 6” (2.94m x 1.68m)] having access out into the front garden overlooking West Lane with a good range of fitted units with oak surface to one wall, folding feature patio door providing access to the adjoining stainless steel sink unit inset with space for appropriate south facing garden patio. To the centre of this marvellous laundry white goods beneath and a range of wall units room is the kitchen area having an attractive range of above. There is coving, power points and a double glazed contemporary style units comprising; oak fitted work rear entrance door providing access to the south facing rear surface area extending into the room to provide a peninsula garden patio area. divide from the living/dining area, which on one side provides a useful breakfast bar area.

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Robert Bell & Company, 43 Silver Street, Lincoln, Lincolnshire LN2 1EH Tel: 01522 538888 Fax: 01522 589988 Email: [email protected] Website: www.robert-bell.org

VILLAGE & COUNTRY

Oak feature door to laundry cupboard containing the BEDROOM 3 [15’ 4” x 10’ 5” (4.67m x 3.17m)] having a insulated hot water cylinder and manifold controls for the northerly outlook over the front grounds and across West underfloor heating of the ground floor serviced by the air Lane; coving, radiator, TV aerial point and power points. source heat pump. FAMILY BATHROOM [12’ 10” x 5’ 8” (3.91m x 1.73m)] very attractively presented in contemporary design style comprising; panelled bath with tiled splash back, wash hand basin with toiletry cabinet beneath, tiled splashback and illuminated vanity mirror above; corner shower cubicle with shower fitting and full height tiling. Coving, ladder back style radiator/towel rail and extractor unit.

Utility room

FIRST FLOOR

HALF LANDING with tall south facing feature window.

MAIN LANDING having coving, radiator and power points. Oak feature doors to all bedroom and bathroom Family bathroom accommodation. MASTER SUITE - BEDROOM [19’ 7” x 9’ 7” (5.96m x BEDROOM 4 of irregular proportions [9’ 6” x 6’ 11” 2.92m)] enjoying a southerly outlook over the rear garden (2.89m x 2.11m) 8’ 1” x 6’ 2” (2.46m x 1.88m)] having a as well as a northerly view up West Lane; two radiators, westerly aspect; divided into study and bedroom areas; coving, TV aerial point and power points Oak feature sliding coving, two radiators, TV aerial and power points doors to en-suite shower room and -

BEDROOM 2/GUEST [15’ 4” x 10’ 9” (4.67m x 3.27m) narrowing in part to 3’ 10” (1.17m)] having a pleasant outlook over the front grounds and drive entrance to West Lane; coving, radiator, TV aerial point and power points.

Master bedroom

DRESSING ROOM [9’ 6” x 8’ 7” (2.89m x 2.61m)] of excellent proportions, having fitted shelf and hanging rails, radiator, inset ceiling spot light fittings, power points and Bedroom 2 access to roof space

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Robert Bell & Company, 43 Silver Street, Lincoln, Lincs. LN2 1EH Tel: 01522 538888 WESTFax: 01522 LANE, 589988 BAUMBER, Email: lncoln@robert HORNCASTLE-bell.org Website: www.robert-bell.org

VILLAGE & COUNTRY

SHOWER ROOM [6; 9” x 6’ 4” (2.06m x 1.93m)] having good size built in shower cubicle to one corner with full height tiling; wash hand basin with toiletry cupboard beneath, tiled splash back and illuminated vanity mirror above, and low level WC. Ladder back style radiator/towel rail, coving and extractor unit.

Predicted Energy Assessment

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.

VIEWING: By arrangement with the agent's Lincoln office, 43 Silver En-suite shower room Street, Lincoln, LN2 1EH.

Tel: 01522 538888; Fax: 01522 589988;

Email: [email protected]; OUTSIDE Website: http://www.robert-bell.org

Brochure re-printed 21.9.16 The property is approached from West Lane across a shared gravel driveway with Cherry House which runs down to the rear grounds and the good size semi-detached DOUBLE “The Agents have not been privy to the contents of the Title of the GARAGE [19’ 1” x 17’ 9” (5.81m x 5.41m)]having dual property and cannot in any way formally confirm the boundaries of the electric shutter doors, lighting and power points. 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.”

DISCLAIMER

Messrs Robert Bell and Company for themselves and for the vendors or lessors 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 should not rely on them as statements or The property stands in an elevated position on West Lane representations of fact but must satisfy themselves by sheltered by Sycamore trees with a sheltered front garden inspection or otherwise as to the correctness of each of them. (iii) No person in the employment of Messrs Robert Bell and and accompanying good size rear garden bounded by Company has any authority to make or give any representation post/rail, panel fencing and hedging as appropriate. or warranty whatever in relation to this property. Adjoining the south eastern elevation of the house is a good (iv) All parties are advised to make appointments to view but the size paved patio area onto which the living dining kitchen agents cannot hold themselves responsible for any expenses incurred in inspecting properties, which may have been sold or and utility room have access. There are exterior light fittings let and an outside water tap.

R351 Printed by Ravensworth 0870 112 5306 7

Robert Bell & Company, 43 Silver Street, Lincoln, Lincolnshire LN2 1EH Tel: 01522 538888 Fax: 01522 589988 Email: [email protected] Website: www.robert-bell.org

VILLAGE & COUNTRY

CHARTERED SURVEYORS Lincoln 01522 538888

Woodhall Spa 01526 353333 AUCTIONEERS Coningsby 01526 344434

LAND & ESTATE AGENTS Horncastle 01507 522222

OAKS HOUSE, WEST LANE, BAUMBER, HORNCASTLE. LN9 5NG

Robert Bell & Company, 43 Silver Street, Lincolnshire LN2 1EH Tel: 01522 538888 Fax: 01522 589988 Email: [email protected] Website: www.robert-bell.org