Village & Country

The Woodlands, Main Road, East Keal

A well presented three bedroom detached property located in the village of East Keal with stunning views of surrounding countryside looking towards the Wash and the Norfolk coast in the distance. The property has been restored by its current owners with features including fireplace using reclaimed bricks and handmade kitchen units.

The internal accommodation comprises: hallway, sitting room with dining area, kitchen, breakfast room and wc to the ground floor with three bedrooms and family bathroom to the first floor. Outside there are gardens to the front and rear and a garage.

East Keal is a small village on the edge of the an ‘Area of Outstanding Natural Beauty’. The village has a post office and shop and the well serviced market town of with all its amenities lies approximately 3 miles away.

Old Bank Chambers, , Lincs LN9 5HY Tel: 01507 522222 Fax: 01507 524444 E-mail: [email protected] Website: www.robert-bell.org

Directions Sitting Room 14’ 02 x 12’ 02 (4.32m x 3.71m) Leave Horncastle on East Street (A158) and Having upvc double glazed window to side travel approx. 10 miles to Spilsby. Leave aspect, radiator, tv point, multiple power points Spilsby on the A16 towards Boston and follow and inset spotlighting. this road for approx. 2½ miles. Once in the village of East Keal continue on this road until WC you reach a sharp right bend, the property is Having low level wc, radiator and obscure upvc immediately on the left hand side. There is a double glazed window to rear aspect. Robert Bell for sale board outside.

Accommodation Entered at the front via an obscure upvc double glazed door leading into the:

Hallway Having balustrade staircase to first floor, radiator, multiple power points, exposed brickwork to one wall, exposed beams, tiled flooring, open access to the kitchen and a cottage latch door leading to the: Kitchen

Kitchen 14’ 06 x 8’ 01 (4.42m x 2.46m) To face of fireplace. Having handmade cupboards to both base and wall levels and sink plus drainer inset to roll edge worktop with appropriate splashback wall tiling. Space and connection for washing machine, dishwasher, fridge and cooker with fitted extractor hood over. Also having feature brick fireplace built from reclaimed bricks with multi fuel burner inset, exposed beams, multiple Dining area power points and upvc double glazed window and door to rear aspect. Open access leads to Dining Area 12’ 02 x 11’ 10 (3.71m x 3.61m) the: Having upvc double glazed windows to front and side aspects, two radiators, multiple power points and laminate flooring. Open access with feature brick pillars and wooden beam leads to the:

Breakfast room

Breakfast Room 13’ 07 x 11’ (4.14m x 3.35m) Maximum dimensions. Sitting room Having upvc double glazed window to front aspect, radiator, tv point, phone point, multiple

power points and tiled flooring. Also having Bedroom Three 13’ 03 x 8’ 05 (4.04m x 2.56m) store room with light and power connected. Maximum dimensions including airing cupboard and wardrobe. Balustrade staircase leads up from the hallway to Having upvc double glazed window to side the: aspect, fitted wardrobe to one wall and airing cupboard housing the hot water cylinder and First Floor Landing appropriate linen shelving. Radiator, multiple Having radiator, multiple power points, laminate power points, laminate flooring, part sloping flooring and part sloping ceilings. Cottage latch ceilings and access to loft space. doors lead off and open access to mezzanine area above kitchen overlooking feature fireplace.

Bedroom two

Bedroom one Bedroom Two 14’ 02 x 12’ 04 (4.32m x 3.76m) reducing to 9’ 08 (2.95m) Bedroom One 16’ 11 x 11’ (5.16m x 3.35m) Having upvc double glazed window to rear Maximum dimensions including chimney breast. aspect, radiator, tv point, multiple power points Having upvc double glazed window to front and part sloping ceilings. aspect, radiator, tv point, phone point, multiple power points, laminate flooring and access to loft Outside space. The property is approached via a shared driveway (which is owned by the property) leading to the private driveway providing off road parking for several vehicles and leading to the garage 32’ 08 x 12’ 09 (9.96m x 3.89m) reducing to 8’ (2.44m) having up and over door, light and power connected, floor standing central heating boiler, log store and wooden personnel door to side aspect.

The front garden is predominantly laid to lawn with shrubbery beds to one side and to the front of the property. There are also some beautiful views across the countryside towards the Wash Bathroom and Norfolk coast. A path leads round one side

of the property to the side and rear gardens. The Bathroom 8’ 07 x 8’ 02 (2.62m x 2.49m) side garden is also predominantly laid to lawn. Having panelled bath with shower attachment, The path continues to the rear garden which shower cubicle, low level wc and pedestal wash comprises a seating area and shrubbery beds to hand basin. Radiator, vinyl flooring, part sloping the rear aspect. ceilings and obscure upvc double glazed window to side aspect.

Utilities: Mains water, electricity and drainage. ENERGY PERFORMANCE Oil fired central heating and electric immersion heater for hot water. Council tax band C. This home’s performance is rated in terms of the energy use per square metre of floor area, energy Notes: The Agents have not been privy to the efficiency based on fuel costs and environmental contents of the Title of the property and cannot impact based on Carbon Dioxide (CO2) in any way formally confirm the boundaries of emissions. the 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 areas will require further verification. The Agents refer prospective purchasers to the vendor’s solicitors in regard to all these matters.

Services: The agents would like to point out that the services of this property have not been The energy efficiency rating is a measure of the checked and this matter is left to the prospective overall efficiency of a home. The higher the purchaser to make appropriate further enquiries. rating the more energy efficient the home is and the lower the fuel bills will be. Viewing: By appointment with the agent’s Horncastle Office, Old Bank Chambers, The environmental impact rating is a measure of Horncastle, Lincolnshire. LN9 5HY. this home’s impact on the environment in terms Tel. 01507 522222; Fax. 01507 524444 of Carbon Dioxide (CO2) emissions. The higher the rating the less impact it has on the Email: [email protected] environment. Website: http://www.robert-bell.org

These details were prepared on

21 July 2015

DISCLAIMER Messrs Robert Bell and Company for themselves and for 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 representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them; (iii) no person in the employment of Messrs Robert Bell and Company has any authority to make or give any representation or warranty whatever in relation to this property. (iv) All parties are advised to make appointments to view but the agents cannot hold themselves responsible for any expenses incurred in inspecting properties, which may have been sold or let.

B063 Ravensworth Digital 0191 2303553