South Barff Farm, Road, Price Guide EPC Rating: . , . LN7 6PE 4 Bedroom Detached Cottage £325,000

EPC Rating: E

South Barff Farm, South Kelsey Road, North Kelsey. Market Rasen. Lincolnshire. LN7 6PE

4 Bedroom Detached Cottage

 STUNNING DETACHED COTTAGE SET IN APPROX. 0.8 OF AN ACRE

 STUNNING SURROUNDING COUNTRYSIDE VIEWS

 3 RECEPTION ROOMS, FITTED KITCHEN, SECOND KITCHEN AND UTILITY,

 4 BEDROOMS, FAMILY BATHROOM,

 FULL UPVC DOUBLE GLAZING, AMPLE PARKING,

 OUTBUILDINGS WHICH COULD CREATE EXTRA ACCOMMODATION,

 MUST BE VIEWED TO FULLY APPRECIATE

10 Market Place, , , DN20 8ES 1 T: 01652 651777 E: [email protected] www.paul-fox.com

South Barff Farm, South Kelsey Road,

North Kelsey. Market Rasen, Lincolnshire. LN7 6PE 4 Bedroom Detached Cottage

LARGE RANGE OF OUTBUILDINGS. APPROX 0.8 OF AN ACRE. STUNNING SURROUNDING COUNTRYSIDE VIEWS. 'South Barff Farm' is a charming colour finished detached cottage having been extended and comes with a large range of useable outbuildings. The well-presented accommodation comprises

GROUND FLOOR

FRONT ENTRANCE RECEPTION HALLWAY/SNUG

Measures approx. 2.74m x 2.44m (9' 0'' x 8' 0'')

With rear composite double glazed entrance door, side uPVC double glazed window, part vault ceiling, exposed beams, loft access, internal glazed door leads through to:

FORMAL DINING ROOM Measures approx. 3.45m x 3.36m (11' 4'' x 11' 0'') Enjoying a dual aspect with front and side uPVC double glazed windows, enjoying excellent open views, feature Live Flame coal effect electric fire, brick backing, raised tiled hearth, wooden surround and mantle, TV point, beam effect ceiling and a door leads through to:

LARGE THROUGH MAIN LIVING ROOM Measures approx. 7.23m x 3.62m (23' 9'' x 11' 11'') Enjoying a dual aspect with twin front uPVC double glazed windows enjoying open views, further side matching window, feature multi-fuel cast iron stove with double opening glazed doors on a raised projecting tiled hearth, brick surround, projecting mantle, further recessed fireplace with oak hearth, inset arched brick feature mantle, beam effect ceiling, TV point and a door leads through to the kitchen.

10 Market Place, Brigg, North Lincolnshire, DN20 8ES 2 T: 01652 651777 E: [email protected] www.paul-fox.com

South Barff Farm, South Kelsey Road,

North Kelsey. Market Rasen, Lincolnshire. LN7 6PE 4 Bedroom Detached Cottage

ATTRACTIVE FITTED KITCHEN

Measures approx. 2.47m x 3.56m (8' 1'' x 11' 8'')

With rear uPVC double glazed window, being generously fitted with an array of pine panelled low level units, drawer units and wall units, a number of wall units have been glazed with glass shelving, complementary patterned roll edged working top surface with tiled splash backs, incorporating a sink unit with drainer to the side and a central block mixer tap, space for a cooker, overhead canopied extractor, plumbing available for a dishwasher, polished pine clad ceiling with inset ceiling spotlights, a door leads to the staircase which in turn leads to the first floor accommodation with under stairs storage, open arch leads through to:

SECOND KITCHEN Measures approx. 2.40m x 2.43m (7' 10'' x 8' 0'') With rear uPVC double glazed window, being generously fitted with pine panelled base, drawer and wall units, wooden effect working top, space for a chest freezer, continuation of tiled effect flooring to the kitchen and original ceiling mounted meat hooks.

UTILITY ROOM Measures approx. 1.75m x 2.42m () Enjoying a dual aspect with rear and side uPVC double glazed windows, excellent garden and open countryside views, rear uPVC double glazed entrance door and plumbing available for a washing machine.

FIRST FLOOR

LANDING

With rear uPVC double glazed window, polished pine balustrading, matching flooring, part paneling to walls creating a seating area and recessed display with glass shelving and doors lead off to:

10 Market Place, Brigg, North Lincolnshire, DN20 8ES 3 T: 01652 651777 E: [email protected] www.paul-fox.com

South Barff Farm, South Kelsey Road,

North Kelsey. Market Rasen, Lincolnshire. LN7 6PE 4 Bedroom Detached Cottage

DOUBLE BEDROOM 1

Measures approx. 3.63m x 3.69m (11' 11'' x 12' 1'')

With front uPVC double glazed window with open countryside views, extensive pine panelled built-in wardrobes and drawer units, matching dado railing and loft access.

DOUBLE BEDROOM 2 Measures approx. 3.64m x 3.40m max (11' 11'' x 11' 2'') With front uPVC double glazed window with stunning open countryside views, white fronted fitted bedroom furniture with squared archway

and sliding door leading through to:

DOUBLE BEDROOM 3 Measures approx. 3.36m x 2.51m (11' 0'' x 8' 3'') Enjoying a dual aspect with front and side uPVC double glazed windows with stunning open countryside views, large built-in storage cupboard and fitted units.

BEDROOM 4

Measures approx. 2.45m x 2.43m (8' 0'' x 8' 0'')

With side uPVC double glazed window enjoying beech effect fitted wardrobes with brushed aluminium style pull handles.

ATTRACTIVE FAMILY BATHROOM Measures approx. 2.85m x 2.46m (9' 4'' x 8' 1'') With side uPVC double glazed window, matching three piece suite comprising low flush WC, pedestal wash hand basin, panelled bath, tiled surround, part tongue and groove finish to the walls and ceiling and vaulted ceiling.

10 Market Place, Brigg, North Lincolnshire, DN20 8ES 4 T: 01652 651777 E: [email protected] www.paul-fox.com

South Barff Farm, South Kelsey Road,

North Kelsey. Market Rasen, Lincolnshire. LN7 6PE 4 Bedroom Detached Cottage

GROUNDS

The property sits within 0.8 of an acre with gardens to the front being laid to lawn with hedged boundaries, central gothic style gating, concrete laid pathway serving access to an entrance door to the side, further lawned garden from the front continue to the side of the property where there is a concrete laid patio area with curved privacy walling and arched topped window cut outs, features a well, gardens beyond and to the rear are further laid to lawn and enjoying open countryside to each boundary providing stunning panoramic views. The garden allows for ample parking of which could be further established by the purchaser and leads to a superb range of outbuildings.

OUTBUILDINGS The outbuildings come in various forms predominantly being of brick construction with pitched tiled roofs and provide two generous garages with adjoining Workshops benefitting from lighting, stable blocks, large storage unit with open brick arch and windows. A superb timber built summerhouse enjoys the most of the southerly aspect and open countryside views.

10 Market Place, Brigg, North Lincolnshire, DN20 8ES

5 T: 01652 651777 E: [email protected] www.paul-fox.com

South Barff Farm, South Kelsey Road,

North Kelsey. Market Rasen, Lincolnshire. LN7 6PE 4 Bedroom Detached Cottage

SERVICES

Electricity, water septic tank are understood to be connected.

CENTRAL HEATING The property enjoys a solid fuel heating system to a number of radiators.

DOUBLE GLAZING The property benefits from full uPVC double glazed windows and doors.

TENURE

Assumed Freehold

COUNCIL TAX BAND – D (Information correct as at May 2018)

10 Market Place, Brigg, North Lincolnshire, DN20 8ES

6 T: 01652 651777 E: [email protected] www.paul-fox.com

South Barff Farm, South Kelsey Road,

North Kelsey. Market Rasen, Lincolnshire. LN7 6PE 4 Bedroom Detached Cottage

**IMPORTANT**

PURCHASE PROCEDURE Once you are interested in purchasing a property, please contact our office before applying for a mortgage or instructing solicitors. Our Sales Negotiators and Mortgage Advisors are most helpful and will give you every assistance in purchasing your new home. Any delay in contacting us may result in the property being sold to another party and survey and legal fees being unnecessarily incurred.

THINKING OF SELLING? Our trained and experienced Valuers offer free market advice and will guide you through all the steps in moving home and appointments can be usually made within 24 to 48 hours.

10 Market Place, Brigg, North Lincolnshire, DN20 8ES T: 01652 651777 E: [email protected] 7 www.paul-fox.com

South Barff Farm, South Kelsey Road,

North Kelsey. Market Rasen, Lincolnshire. LN7 6PE 4 Bedroom Detached Cottage

CONSUMER PROECTION FROM UNFAIR TRADING REGULATIONS 2008 (CRPS): Paul Fox on their behalf and for the sellers of this property whose agents they are give notice that (i) these particulars are intended to be a general outline only for the guidance of the prospective purchasers and do not constitute part of any contract (ii) all descriptions, dimensions, references to condition and necessary permissions for use and occupation and any other details are given in good faith and are believed to be correct and have been approved by the vendor, however intending purchasers should not rely on them. (iii) no persons employment by Paul Fox has any authority to make or give representation or warranty in relation to this property and no electrical or gas appliances whether included or to be sold as additional items by the vendor have been tested by the vendor or their agents. (iv) nothing in these particulars, including photographs, intend to imply that any carpets or curtains, furniture or fittings, electrical or gas appliances whether or not wired or plumbed in, or any fixtures not expressly included as part of the property are offered for sale. Certain items may be purchase under separate negotiation.

In accordance with Consumer Protection from Unfair Trading regulations 2008 (CPRS) Paul Fox endeavors and makes every effort to ensure that any information provided to prospective purchase is fair and as accurate to the best of their knowledge and is not in any way believed to be misleading. Consumers are protected under this legislation from misleading statements. The8 office of Fair Trading has published guidance documents for Consumers Selling or buying Property and these are available from Paul Fox upon request. These particulars are intended to give a fair and substantially correct overall description for the guidance of intending purchasers. No reasonability is to be assumed for the occupancy of individual items and no appliances or services have been tested by the Agent.