AN ATTRACTIVE DETACHED LISTED STONE FARMHOUSE WITH SEPARATE DETACHED ANNEXE, WITHIN AN ACRE OF MATURE GARDENS church farmhouse, braceby, sleaford, lincolnshire, ng34 0ta AN ATTRACTIVE DETACHED LISTED STONE FARMHOUSE WITH SEPARATE DETACHED ANNEXE, WITHIN AN ACRE OF MATURE GARDENS church farmhouse, braceby, sleaford, lincolnshire, ng34 0ta House - Entrance hallway w Sitting room w Dining room w Dining kitchen w Utility w Two cloaks/WCs w Principal ensuite bedroom w Three further bedrooms w Family bathroom Annexe – Conservatory w Sitting room w Kitchen w Bedroom w Shower room w First floor office Large garage w Ample parking w Renovated outbuildings w An acre of landscaped gardens

Mileage Ropsley Village 1.6 miles w Grantham 8 miles (Rail services to London Kings Cross from 66 mins) w Sleaford 12 miles w Bourne 15 miles w Stamford 20 miles

Situation Braceby is a small and pretty conservation village of largely limestone properties with the 13th century parish church of St Margaret’s at its heart. Set amidst attractive rolling countryside, the village caters well for walking and for riding, with the village lanes linking to public footpaths and bridleways.

The village is surrounded by minor lanes. The local countryside is framed to the east by the A15, the west by the A1 and the north by the A52, which ensures good road links to the market towns of Grantham, Sleaford and Bourne and their respective Grammar Schools. Grantham also offers regular commuter East Coast Mainline services to London Kings Cross in a little over an hour.

The neighbouring village of Ropsley (1.6 miles) has an excellent primary school and the award wining The Green Man public house and restaurant. Folkingham (5 miles) has a pretty market square with corner store-cum-delicatessen, a traditional tea rooms and a chocolatier.

The Property A highly attractive Grade II Listed late 14-17th century farmhouse, with later additions, Church Farmhouse offers extensive parking, lovely gardens and pretty views, both over the village’s lane to fields and into its own gardens. Architecturally pleasing with limestone elevations and a pantile roof, together with some mullioned windows, the house offers well- proportioned accommodation. With high ceilings and great character, the accommodation incorporates some fine period features, with two large reception rooms, a spacious kitchen and four further first floor bedrooms, served by two bath or shower rooms.

The house is complemented by a large and versatile annexe, currently presented as a one bedroomed dwelling with a large first floor office. The annexe is ideal for relatives, holiday or investment letting, or a business base, with additional stone ancillary outbuildings and stores within the grounds.

Church Farmhouse has an acre of gardens to the south-east of the house.

Accommodation The entrance stairwell hallway is flanked by two symmetrical and full width reception rooms, as well as a cloaks/WC. The dual-aspect sitting room has an open fireplace, whilst the 21’ dining room has an impressive stone inglenook, housing a Jotul multi-fuel wood burning stove. The kitchen is a large triple-aspect 27’ room, with tiled floor and fitted wood suite with integrated fridge, double oven and hob. Adjoining the kitchen, the utility has a cloaks/WC off, and a back door to the parking.

At first floor, the spacious principal bedroom is the full width of the house. With a wall of fitted wardrobes, the bedroom has an ensuite shower room. Bedroom two is another large double bedroom, with fitted wardrobes and great character. It, together with double bedroom three and bedroom four share the family bathroom, which is fitted with a four piece suite, including bath and separate shower cubicle.

To the south of the house, across the driveway courtyard, the annexe has been converted from a stone barn and offers spacious two storey accommodation. With a large entrance conservatory, the sitting room has windows to the courtyard and velux roof lights. The kitchen is a large room and adjoins a ground floor bedroom and shower room. Stairs rise to an open plan first floor room, with access to an external flight of granary stairs to the courtyard. Utilised as the seller’s office for many years, the space is thought to offer potential for sub-division (subject to necessary consents).

Gardens The gardens are a delight, laid to lawn with mature apple, yew and mixed species trees and with views to St Margaret’s Church, to woodland and over rolling pasture. The garden extends to an acre. An adjoining landlocked parcel of Garden Land amounting to 0.57 acres or thereabouts has been rented from Welby Estate since March 2003. The Estate has indicated that the said parcel of Garden Land may be available to rent subject to negotiation. General Information Services: Mains electricity and water. Private drainage. Oil fired central heating.

Tenure: Freehold with vacant possession on completion

Local Authority: South Kesteven District Council T: 01476 406080. Council Tax Band G.

Fixtures & Fittings: All curtains, light fittings and garden statuary are specifically excluded from the sale but may be available by separate negotiation.

Energy Performance: EPC rating: Exempt

Viewing: All viewings will be accompanied and are strictly by prior arrangement through Savills Stamford Office. T 01780 484696

Date of Photography & Particulars: April 2018

Gross Internal Area (approx) = 245.7 sq m / 2645 sq ft Garage = 51.5 sq m / 554 sq ft Garden Stores = 17.9 sq m / 193 sq ft Annexe = 133.6 sq m / 1438 sq ft Total = 448.7 sq m / 4830 sq ft (Excluding Open Barn) Dn

Bedroom 2.96 x 2.70 = Reduced headroom below 1.5m / 5'0 9'9 x 8'10

Garden Store Office Garage Open Barn 1.61 x 1.54 8.07 x 4.84 9.91 x 5.14 13.78 x 5.67 5'3 x 5'1 26'6 x 15'11 32'6 x 16'10 45'3 x 18'7 Garden Store Kitchen 5.91 x 2.54 4.83 x 4.82 19'5 x 8'4 15'10 x 15'10

(Not Shown In Actual Up Dn (Not Shown In Actual Location / Orientation) (Not Shown In Actual Location / Orientation) (Not Shown In Actual Location / Orientation) Location / Orientation) Annexe - First Floor

Sitting Room Bedroom 2 6.79 x 4.92 4.87 x 4.27 22'3 x 16'2 16'0 x 14'0

Kitchen 8.52 x 4.91 27'11 x 16'1 Dining Room Sitting Room Dn Bedroom 1 6.39 x 5.01 5.14 x 4.51 Bedroom 3 5.30 x 4.44 17'5 x 14'7 21'0 x 16'5 16'10 x 14'10 5.00 x 3.61 Bedroom 4 Conservatory 16'5 x 11'10 4.05 x 2.39 4.89 x 3.86 Up 13'3 x 7'10 16'1 x 12'8

IN

Annexe - Ground Floor

Utility (Not Shown In Actual Location / Orientation) 3.69 x 3.43 12'1 x 11'3

B

Ground Floor First Floor

Savills Stamford 9 High Street St Martins, Stamford, PE9 2LF [email protected] 01780 484696 Savills, their clients and any joint agents give notice that: 1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2. Any areas, measurements or distances are approximate. The text, images and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested savills.co.uk any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. 180208JA Brochure by floorplanz.co.uk