Salmonby Road, Holbeck, LN9 6PU | £450,000 Call Us Today on 01507 524 910

Salmonby Road, Holbeck, LN9 6PU | £450,000 Call us today on 01507 524 910

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FOUR double bedrooms, FOUR bathrooms, FIVE receptions, STUNNING COTTAGE BUNGALOW and one bed ANNEX, 2,448 sq ft on 1.33 ACRES (sts) including PADDOCK, UNIQUE property and location, rolling WOLDS countryside, NEW vaulted ceiling GARDEN ROOM with full width folding doors, NEW BESPOKE fitted kitchen including AGA four oven extra wide range, NEW utility room and dressing room, Lounge, garden room, family room, conservatory and annex lounge, Bathroom, en-suite bathroom, en-suite shower room and annex shower room, REPLACEMENT UPVC double glazing, NEW CENTRAL HEATING.

AGENTS REMARKS Holbeck is a desirable small hamlet in the Lincolnshire GARDEN This is a stunning unique location and refurbished property: Wolds (designated an area of outstanding natural beauty) Extensive laid to lawn south east facing garden with 2,448 sq ft (sts) four double bedrooms, four bathrooms, with an atmosphere of rural tranquillity that remains borders of plants and shrubs. trees including ash and five receptions, 1930's period detached cottage bungalow unspoilt and is less than two miles from Tetford village shaped hedges with path and openings that lead to the side and detached one bedroom annex on a 1.33 acres (sts) plot which benefits from a doctors GP practice, public house, lead to the landscaped side garden, 'secret' rose garden, including paddock in the rolling Wolds countryside that was primary school, church, village hall and regular bus service patio and conservatory. Beyond the garden is post and rail once part of the Holbeck Manor House estate. to the historic market towns of Louth and Horncastle which fencing with vehicular gate to the paddock and In the far is only four and a half miles away and whose amenities corner of the garden is a hard standing of a size to The property consists of a portico covered entrance, include supermarkets, doctors, dentist, main Post Office, accommodate a stable or field shelter if required. N.B. The entrance lobby, reception hall and an inner hall, triple grammar, secondary and primary schools (school transport garden or paddock size may be increased or decreased as aspect lounge with open fireplace, vaulted ceiling garden available from the village), swimming baths, fitness centre, desired by moving the post and rail fencing. room with full width folding doors off to the patio, family bowling green etc. room currently used as a fifth double bedroom, SIDE GARDEN conservatory, bespoke fitted kitchen including AGA four FRONT Established landscaped garden with a wealth of plants, oven extra wide range, extra large utility room, family In these former grounds of the Holbeck Manor House estate shrubs, trees, gravelled and paved paths leading through bathroom, master bedroom with French doors off to the there are only two properties and a sweeping kerb edged and including a pond, potting shed and 'secret rose garden' side garden and having en-suite dressing room and shower tarmac drive with views of the rolling Wolds countryside with it's own paved winding path. The side garden then rooms, second double bedroom with en-suite bathroom, leads to the this property front with extensive parking for extends with a very generous paved patio to the French third double bedroom and the detached annex having a about 10 cars, including turning bay, and to the portico doors to the conservatory, which has an outside double reception room, bedroom and shower room with double covered entrance having four columns, security light over electrical power socket and two security lights, to a low width shower. and flagstone style flooring to the front door lobby. maintenance gravelled area towards the rear of the property, passing the exterior door to the family room and Outside is the post and rail fully enclosed grassland From the portico to the far side of the property a gravelled the arbour covered paved patio to the French doors of the paddock also having beech trees, hard standing for stable, path passes a second outside security light and a master bedroom and onto a pedestrian gate to the rear of south east facing lawned garden, landscaped side garden, decorative metal pedestrian double gate between brick the property. patio and 'secret' rose garden, the extensive new full width pillars to the landscaped side garden, 'secret' rose garden, patio and conservatory. To the other side of the property is REAR rear patio with woodland views, large shed and a potting With views over woodland including an array of shed as well as the extensive parking for about 10 cars, the detached annex, oil tank and second access via with decorative metal gate and fencing to the rear, to the rhododendron colours, a new brick edged flagstone style including turning bay. patio with extensive borders of plants and shrubs runs extensive new full width flagstone style paved second patio with woodland views. across the full width of the property (including the folding It also benefits from very generous floor to ceiling heights, doors to the garden room which have outside sensor lights UPVC double glazing including replacement, new central The front is open plan to the south east facing lawned either side of the doors), the detached annex and the large heating including boiler, zoned heating and underfloor garden which leads onto the paddock. shed which has front and side doors, windows to the front heating in the garden room, updated electrics, security and both sides. alarm system, new drainage, new oil tank and is offered PADDOCK freehold., Post and rail fenced fully enclosed grassland paddock The patio continues between the side of the property and including having a vehicular gate and beech trees. There is the detached annex, passing another outside double also a hard standing available for a stable, electrical power socket, the electricity meter housings having outside security sensor over, outside water tap, exterior doors to the utility room and detached annex which has an outside sensor lantern light to one side of the door and leads to decorative metal fencing and gate providing pedestrian access to the front. The rear is enclosed by post, rail and close wired fencing

ENTRANCE LOBBY BESPOKE FITTED KITCHEN BREAKFAST ROOM VAULTED CEILING GARDEN ROOM 3.35m (11' 0") x 1.47m (4' 10") 4.47m (14' 8") x 3.53m (11' 7") 6.22m (20' 5") x 4.50m (14' 9") Entered via Georgian style glazed French doors with fixed Bespoke, including reclaimed timber from a former chapel, With two tri-folding aluminium framed double glazed doors, windows over and matching full height panels to either side range of kitchen base units including cupboards, corner opening the full width of the garden room, off to the of the doors, ceiling light, coat racks, quarry style tiled floor carousel slide out wire rack unit, drawers and a peninsula flagstone style patio and having woodland views including and Georgian style glazed door off to the reception hall with unit including breakfast bar end, matching wall units an array of rhododendron colours, this vaulted ceiling a window to either side of the door. including open plate rack unit with hanging cup holders garden room with a feature exposed and sealed brick wall, underneath, granite worktops with matching upturns to the has three Velux double glazed roof windows, two double RECEPTION HALL walls, inset one and a half bowl enamelled extra wide cast glazed side windows, ceiling light and four up-down wall 4.50m (14' 9") x 3.66m (12' 0") PLUS 1.37m (4' 6") x iron sink with contemporary swan neck mixer tap, part lighters, underfloor heating run by the central heating 1.22m (4' 0") mirror tiled walls, space for fridge freezer, space and system but controlled separately, four double electrical 'L' shaped, maximum dimensions. Two ceiling lights, smoke plumbing for dishwasher, bespoke concealed double power sockets, quarry style ceramic tiled floor continued alarm, picture rail, feature fireplace with wooden surround, extractor and lights and mirror tiled splash back over the from the kitchen, four panelled door top two panels inset cast iron and glass fronted wood/multi-fuel burner Aga four oven 1,487 mm extra wide pistachio coloured 13 decoratively glazed with lead detailing off to the walk and tiled hearth, double radiator, control pad for security amp electric range. This Aga has roasting, baking, through dressing room to the master bedroom and white alarm system, three double and a single electrical power simmering and warming ovens (the warming oven is ideal panelled French doors top half Georgian style glazed off to sockets, carpet, Georgian style glazed door off to the for keeping food warm once cooked, warming plates & the utility room, lounge (which in turn leads off to the conservatory), dishes, resting meats, making meringues and proving matching French doors, mirror fronted, off to the family bread) and on the hob are the standard boiling and: UTILITY ROOM room, door top half glazed off to the bespoke fitted kitchen simmering plates and an additional warming plate (ideal for 3.00m (9' 10") x 2.72m (8' 11") (which is in turn open plan off to the garden room) and keeping soups and sauces warm, resting kettles, pots & Dimensions include built in cupboards. Four ceiling flush matching door with fixed window over off to the inner hall, pans on and even drying & ironing laundry): the 4 oven fitting LED lights, high gloss double base unit, black granite effect worktop, inset stainless steel sink with drainer and LOUNGE AGA provides all the cooking facilities that even the most avid cook may require! single mixer tap, floor to ceiling unit matching the base unit 6.17m (20' 3") x 5.46m (17' 11") and housing the washing machine and tumble dryer with Maximum dimensions. Georgian style secondary glazed Fourteen ceiling flush fitting LED lights, pendant light over cupboard over, space and plumbing for American style window to the front overlooking the garden and paddock, breakfast bar, telephone point, six double electrical power fridge freezer, quarry style ceramic tiled flooring continued UPVC double glazed window to the rear including sockets excluding the previously detailed appliances from the garden room, panelled external door top half overlooking the side garden, coving, picture rail, feature including one having a double USB port, quarry style Georgian style glazed off to the side and along one wall a open fireplace with decorative wooden surround, deep low ceramic tiled floor and opening 1.70m (5' 7") wide off to full width cupboard accessed by double and single doors level cast iron Baxi grate and tiled hearth, two double the vaulted ceiling garden room. having an automatic sensor ceiling light and housing the radiators, satellite TV point, two terrestrial TV points, high pressure hot water cylinder with immersion heater, telephone point, six double electrical power sockets, carpet expansion vessel, electricity consumer unit, LCD timer and two pairs of Georgian style glazed French doors off to control for the hot water and zoned heating, Grant floor the conservatory. mounted oil fired boiler, storage space and floor to ceiling shelving to one side. CONSERVATORY 6.17m (20' 3") x 4.32m (14' 2") FAMILY ROOM/ FIFTHDOUBLE BEDROOM Maximum dimensions. Hexagonal shaped, having veranda 3.53m (11' 7") x 3.28m (10' 9") ceiling from the lounge and opaque polycarbonate style Currently used as a fifth double bedroom. UPVC double pitched roof, six tilt and side hinged window openings, brick glazed window to the side overlooking the garden, two walls to approximately one third height with tiled window ceiling beam lights and two wall lights, double radiator with sills, ceiling fan light, four ceiling spotlights, two radiators thermostat valve, three double electrical power sockets, with thermostat valves, three double electrical power electrical consumer unit, carpet, white four panelled door sockets, ceramic tiled floor and UPVC double glazed French off to the master bedroom and UPVC double glazed external doors off to the patio and side garden. door off to the side patio and garden.

MASTER BEDROOM BATHROOM ANNEX BEDROOM (BEDROOM 4) 4.62m (15' 2") x 4.52m (14' 10") 2.08m (6' 10") x 1.60m (5' 3") 3.78m (12' 5") x 2.44m (8' 0") Maximum dimensions. UPVC Georgian style double glazed Stainless steel style ceiling bar light with four adjustable UPVC Georgian style double glazed window to the front, window to the rear overlooking the patio with woodland halogen spotlights, wood panelling to half height including ceiling light, double radiator with thermostat valve, LCD views beyond, two ceiling lights, coving, smoke alarm, two shelf along one wall, panelled bath with fully tiled recessed thermostat control for the central heating, three double double radiators with thermostat valves, TV point, five wall shelf to one side, pedestal hand basin, low level close electrical power sockets, oak flooring continued from the double electrical power sockets, carpet, white four panelled coupled toilet, heated towel trail, extractor fan and tiled reception and white six panelled door off to the shower door off to the family room, doors to the built in wardrobe style floor. room. and en-suite dressing room, Georgian style obscure glazed door off to the en-suite shower room and UPVC double SECOND DOUBLE BEDROOM ANNEX SHOWER ROOM glazed external French doors off to the arbour covered 5.21m (17' 1") x 3.07m (10' 1") 2.44m (8' 0") x 1.22m (4' 0") patio and side garden with a matching full height double UPVC Georgian style double glazed window to the side, UPVC double glazed window to the side, four ceiling flush glazed panel to one side of the doors. picture rail, double radiator, four double electrical power fitting halogen lights including extractor light over the sockets, carpet and door off to the en-suite bathroom. shower, double width shower cubicle fully wall tiled with MASTER BEDROOM DRESSING ROOM feature border and having an Aqualisa shower and glass 2.06m (6' 9") x 1.78m (5' 10") BEDROOM TWO BATHROOM sliding door, pedestal hand basin with tiled splash back, low Dimensions include built in cupboards. Two ceiling flush 2.21m (7' 3") x 1.85m (6' 1") level close coupled toilet, heated towel rail and quarry style fitting LED automatic sensor lights, double UPVC Georgian style double glazed window to the side, ceramic tiled floor. wardrobes/cupboards to either side having hanging rails ceiling light and flush fitting halogen extractor light over the and an array of shelving, carpet and walk through with offset panelled bath which has corner mixer taps, separate SERVICES doors to the master bedroom and garden room. Aqualisa shower (with external start/stop button), curved Mains electricity, water, private drainage including new screen and wall tiled over with a feature mid height border Klargeister Kingspan bioficient treatment plant and new MASTER BEDROOM SHOWER ROOM in the tiling, the remainder of the walls tiled to half height PVC 1,00 litre/ 220 gallon oil tank are connected. 1.78m (5' 10") x 1.32m (4' 4") with the same feature border, pedestal hand basin with Dimensions EXCLUDE shower recess. Window to the rear, single mixer tap, illuminated touch mirror over, low level two flush fitting ceiling lights, fully tiled shower cubicle with close coupled toilet, heated towel rail and ceramic tiled glass pivot door and Aqualisa shower with external floor. start/stop button, pedestal hand basin with single mixer tap, tiled splash back and illuminated touch mirror over, THIRD DOUBLE BEDROOM low level close coupled toilet, heated towel rail and ceramic 3.58m (11' 9") x 3.00m (9' 10") tiled floor. Maximum dimensions. Georgian style secondary glazed window to the front overlooking the garden and paddock, INNER HALL picture rail, double radiator with thermostat valve, satellite 2.21m (7' 3") x 1.22m (4' 0") PLUS 1.80m (5' 11") x 0.81m TV aerial, two double electrical power sockets, carpet and (2' 8") built in corner full height double fronted cupboards, one 'L' shaped, maximum dimensions. Access to roof void, over the other. smoke alarm, picture rail, double electrical power socket, carpet and doors off to the bathroom, bedroom two (which ANNEX RECEPTION in turn leads to the en-suite bathroom), bedroom three and 4.80m (15' 9") x 2.62m (8' 7") to the airing cupboard 1.85m (6' 1") x 0.71m (2' 4") having Entered via external door with outside sensor lantern light it's own ceiling strip light, array of extensive shelving and to one side of the door, 'full width' decorative obscure timer control for the hot water. glazed window to the side, six ceiling flush fitting halogen lights, feature exposed and sealed brick side wall, double radiator with thermostat valve, satellite TV aerial, terrestrial TV point, three double electrical power sockets, electricity consumer unit, oak floorboards and door opening off to the double bedroom.

These particulars are intended to give a fair and reliable description of the property but no responsibility for any inaccuracy or error can be accepted and do not constitute an offer or contract. We have not tested any services or appliances (including central heating if fitted) referred to in these particulars and the purchasers are advised to satisfy themselves as to the working order and condition. If a property is unoccupied at any time there may be reconnection charges for any switched off/disconnected or drained services or appliances - All measurements are approximate.

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