Bruff House, North Kelsey, LN7 6PU GUIDE £ 200,000

DESCRIPTION Utility Room Bruff House is a four bedroom detached farmhouse which has 3.88m x 3.08m undergone a scheme of improvements to include an open plan uPVC half glazed rear entrance door, window to the front elevation, radiator, range of cream fronted high and low level living room/ dining room, farmhouse style kitchen with separate cupboards incorporating a ceramic Belfast sink unit, space for utility room, study and cloakroom to the ground floor. The first American style fridge/freezer, island unit with cupboards beneath, floor master bedroom has an en-suite shower room, there are beech block work surface, integrated washing machine and three further bedrooms and bathroom. The property enjoys tumble dryer, ceramic tiled floor, oil fired central heating boiler, unparalleled views across open countryside to both the front and spot lighting, loft access. the rear elevations. The property benefits from having uPVC double glazing and oil fired central heating.

There is an option of additional paddock land available for rent should the purchaser require.

LOCATION The property is located off Carr Road, one mile south of the vi llage Living/Dining Room of North Kelsey which is a popular rural village between the 9.68m x 3.56m max market towns of , and . North Kelsey Two windows to the front elevation, two radiators, polished wooden flooring, marble fire surround with tiled hearth and wall has a junior school, general store, Church and Chapel. Senior mounted electric fire, original cast stove. schooling is at the well-respected Caistor Grammar School and Yarborough Academy in Caistor.

The property has easy access to the M180 motorway (10 miles), Humberside Airport (11 miles) and a main rail line connection at Barnetby to Kings Cross. Close by are the Cathedral City of Archway leading to:

Lincoln, the towns of , and , Hull Kitchen via the Humber Bridge and the North and South Humber Bank 4.23m x 2.95m Industries. Window to the rear elevation, radiator, range of cream fronted high and low level cupboard and drawer units incorporating a one ACCOMMODATION and a half bowl ceramic sink unit, ‘Stoves’ multi fuel range cooker set in alcove with extractor above, integrated dishwasher, g lass Half glazed uPVC side entrance door leading to: display cabinets, beech block work surface, ceramic tiled floor,

Side Entrance Hall 2.09m x 1.63m

Radiator, ceramic tiled floor. Study / Sitting Room Cloakroom 3.36m x 2.70m 1.53m x 1.40m French doors leading to the rear garden, radiator, polished Window to the side elevation, radiator, w.c., wash hand basin, wooden flooring. ceramic tiled floor.

Inner Hallway Bathroom GENERAL REMARKS and STIPULATIONS Polished wooden flooring, radiator, return staircase to the first 3.35m x 1.67m Services floor with under stairs cupboard. Windows to the rear and side elevations, radiator, white suite The property benefits from mains electricity, drainage and water. comprising; bath, wash hand basin, w.c. and separate shower The heating is powered by oil . Please note that we have not tested Landing enclosure with thermostatically controlled shower, part tiled walls, Window to the rear elevation, radiator, loft access. spot lighting, extractor fan. the services or any of the equipment or appliances at the property. Accordingly we strongly advise prospective purchasers to Bedroom One commission their own survey or service reports before finalising 3.47m x 3.37m their offer to proceed. Window to the front elevation, radiator. Outgoings We are advised by Council that the property is currently banded D for Council Tax purposes.

Fixtures and Fittings All fixtures and fittings are excluded from the sale unless specifically referred to in these particulars.

Tenure and Possession The property is sold Freehold with vacant possession upon completion.

OUTSIDE Site and location maps are for illustration purposes only and The property is approached over a gravel driveway providing boundaries should be checked with land registry. parking for several vehicles. The front garden is laid to lawn with hedging to the front boundary. To the rear the garden is VVViViiieeeewwwwiiiinnnngggg SSStStttrrrriiiiccccttttllllyyyy bbbybyyy PPPrPrrriiiioooorrrr AAApApppppooooiiiinnnnttttmmmmeeeennnntttt ttththhhrrrroooouuuugggghhhh ttththhheeee SSSeSeeelllllliiiinnnngggg AAAgAgggeeeennnnttttssss’’’’ En-Suite Shower Room predominantly laid to lawn with post and rail fencing and hedging Brigg Office. Tel: 01652 654833 Double shower enclosure with thermostatically controlled shower, to the boundaries. wash hand basin and w.c., heated towel rail, part tiled walls, spot lighting, extractor fan. These Particulars were prepared in March 2016. Ref: N522

Bedroom Two 3.70m x 3.32m Window to the front elevation, radiator.

Bedroom Three 2.65m x 2.35m Window to the front elevation, radiator.

Bedroom Four 3.34m x 2.63m Window to the rear elevation, radiator.

Open views to both front and rear elevations

IMPORTANT NOTICES Brown & Co for themselves and for the Vendors or Lessors of this Property give notice that: 1. These particulars are intended to give a fair and accurate general outline only for the guidance of intending Purchasers or Lessees and they do not constitute an offer or contract or any part of an offer or contract. 2. All descriptions, dimensions, references to condition and other items in these Particulars are given as a guide only and no responsibility is assumed by Brown & Co for the accuracy of individual items. Intending Purchasers or Lessees should not rely on them as statements or representations of fact and should satisfy themselves as to the correctness of each item by inspection or by making independent enquiries. In particular, dimensions of land, rooms or buildings should be checked. Metric/imperial conversions are approximate only. 3. Intending Purchasers or Lessees should make their own independent enquiries regarding use or past use of the property, necessary permissions for use and occupation, potential uses and any others matters affecting the property prior to purchase. 4. Brown & Co, and any person in its employ, does not have the authority, whether in these Particulars, during negotiations or o therwise, to make or give any representation or warranty in relation to this property. No responsibility is taken by Brown & Co for any error, omission of mis-statement in these particulars. 5. No responsibility can be accepted for any costs or expenses incurred by intending Purchasers or Lessees in insp ecting the property, making further enquiries or submitting offers for the Property. 6. All prices are quoted subject to contract and exclusive of VAT, except where otherwise stated. 7. In the case of agricultural property, intending purchasers should ma ke their own independent enquiries with the RPA as to Single Payment Scheme eligibility of any land being sold or leased. 8. Brown & Co is the trading name of Brown & Co – Property and Business Consultants LLP. Registered Office: Granta Hall, Finkin Str eet, , NG31 6QZ. Registered in and Wales. Registration Number OC302092. 10 Market Place, Brigg, , DN20 8ES 01652 654833 [email protected] Printed by Ravensworth 01670 713330