2 Pokes Hole Cottages, • ENTRANCE HALL Hallington, Louth, LN11 9RN • 3 RECEPTION £249,950 ROOMS • 2 KITCHENS This deceptively large semi-detached property is situated in a rural location next to a pretty stream in • 5 BEDROOMS the heart of the Wolds and is almost two • UTILITY ROOM houses in one!. The house boasts a very large rear garden and was extended around the year 2000 yet • 2 BATHROOMS retained all the original features of the existing • LARGE GARDEN cottage. EPC - D. • OFF STREET PARKING • EPC RATING D www.johntaylors.com

ACCOMMODATION LOUNGE DINER TWO (L SHAPED) 2.72m, X 3.96m & 2.33m x 2.28m (8'11" X ENTRANCE HALL 13'0" &7'8" x 7'6") With radiators, coved ceiling, uPVC double With uPVC double glazed front door and glazed patio doors. matching side window, uPVC double glazed window light, radiator, understairs cupboard, coved ceiling, radiator.

LOUNGE DINER ONE (L SHAPED) 5.63m x 2.96m & 2.94m x 2.99m (18'6" x 9'9" &9'8" x 9'10") With feature fire place housing electric fire, uPVC double glazed windows to the front and side elevations, radiators, coved ceiling, uPVC double glazed patio door.

KITCHEN TWO 2.73m x 3.60m max (8'11" x 11'10" max) With fitted wall and base cupboards, granite effect work tops, stainless steel sink and drainer, integrated Zanussi electric hob and Electrolux oven, extractor hood, tiled splash backs, uPVC double glazed windows to side and rear elevations, radiator, glazed double doors to:

KITCHEN ONE 3.45m max x 2.86m max (11'4" max x 9'5" max) With fitted wall and base cupboards and worktops, tiled splash backs, one and a half bowl sink and drainer, plumbing for an automatic washing machine and dish washer, uPVC double glazed window overlooking the rear garden.

SITTING ROOM 4.77m x 3.98m max (15'8" x 13'1" max) Measurements into chimney recess and staircase. With Georgian style fire place housing electric fire, uPVC double glazed window, radiators, coved ceiling and second staircase to first floor.

Auction Rooms 14 -16 Cornmarket Chambers ® Louth Kidgate LincolnsINNERhire LN11 9HALLWAYPY Lincolnshire LN8 3EH Louth With uPVC double glazed rear access door. Lincolnshire LN11 9EZ Regulated by the RICS Tel: 01507 603648 Tel: 01673 844249 Tel: 01507 611107 Fax: 01507 601280 Fax: 01673 849216 Fax: 01507 601280 [email protected] [email protected] [email protected] THINKING OF SELLING? Getting the best price requires market knowledge and marketing expertise. If you are thinking of selling and want to benefit from over 150 years of successful property marketing, we can arrange for one of our Chartered Surveyors to give you a free market appraisal and advice Mo non – Ftheri. 9.00 mostam –suitable 5.00pm .marketing Sat – 9.00am package – 1.00pm for. your property. Mon – Fri. 9.00am – 5.00pm. Sat. – 9.00am – 12noon. UTILITY ROOM BEDROOM THREE 2.71m x 2.00m (8'11" x 6'7") 2.39m x 2.50m (7'10" x 8'2") With plumbing for an automatic washing Extending to 3.57m. With radiator and uPVC machine, WC, wash basin, fitted wall and base double glazed window. cupboards, Worcester oil fired central heating boiler, radiator, uPVC double glazed windows. BATHROOM ONE 3.56m x 1.67m (11'8" x 5'6") STAIRS TO FIRST FLOOR LANDING With pine panelled bath, Triton electric shower With built-in laundry cupboard, access to the over and splash tiling, vanity wash basin, WC, roof space. radiator, uPVC double glazed windows, extractor fan. BEDROOM ONE 3.44m x 3.85m max (11'3" x 12'8" max) Measurements into the wardrobes. With built-in wardrobes and cupboards over, uPVC double glazed window, radiator.

INNER LANDING With access to the roof space, radiator, uPVC double glazed window light.

BEDROOM FOUR BEDROOM TWO 3.95m x 2.71m (13'0" x 8'11") 3.86m x 2.38m (12'8" x 7'10") With uPVC double glazed window. With radiator and uPVC double glazed window.

SURVEYS AND VALUATIONS If you are purchasing a property that is not on the market with John Taylors, we can advise on the different types of survey we offer. As RICS registered values with an unsurpassed knowledge of the local property market John Taylors offer a range of survey and valuation reports at competitive rates. Quotations are available on request. With paved patios, large lawn, flower and shrub beds and three timber sheds. Beyond the lawn is a natural area planted with semi mature trees.

BEDROOM FIVE 2.88m max x 3.36m (9'5" max x 11'0") Measurements into the chimney recess. With uPVC double glazed window, radiator, built-in cupboard and built-in laundry cupboard. REAR ELEVATION

BATHROOM TWO SERVICES 4.00m x 1.70m (13'1" x 5'7") We understand that the property has mains With panelled bath, wash basin, shower cubicle water and electricity. Non mains drainage and housing a Triton shower, radiator, uPVC double oil fired central heating. glazed window, extractor fan, part tiled walls.

COUNCIL TAX BAND According to the Valuation office Agency Website the property is currently in Council Tax Band A. (an improvement indicator has been allocated to this property which could result in the Council Tax Band increasing on change of ownership.

LOCAL COUNCIL District Council, Tedder Hall, Park, Louth. LN11 8UP Tel. No. 01507 601 111 Website: www.e- lindsey.gov.uk OUTSIDE NOTE Prospective purchasers are advised to discuss FRONT GARDEN any particular points likely to effect their Which is laid to lawn with concrete footpath interest in the property with one of our and gravel driveway. property consultants who have seen the property in order that you do not make a REAR GARDEN wasted journey. www.johntaylors.com

This plan is included as a service to our customers and is intended as a GUIDE TO LAYOUT only. Dimensions are approximate. DO NOT SCALE.

PLEASE NOTE: If measurements are critical to the purchaser they should be verified before proceeding with the purchase of this property. John Taylors have not tested any of the services or appliances and so offer no guarantees. Any carpets, curtains, furniture, fittings electrical and gas appliances, gas or light fittings or any other fixtures not expressly stated in the sales particulars but may be available through separate negotiation. Floor plans are provided as a service to our customers and are a guide to the layout only, do not scale.

These particulars are intended to give a fair description of the property, but the details are not guaranteed, nor do they form part of any contract. Applicants are advised to make ENERGY EFFICIENCY RATING ENVIRONMENTAL IMPACT RATING appointments to view but the Agents cannot hold themselves responsible for any expenses The energy efficiency rating is a The environmental impact rating is a incurred in inspecting properties which may have been sold, let or withdrawn. Applicants measure of the overall efficiency of a measure of a home's impact on the home. The higher the rating, the environment in terms of carbon enter the property at their own risk and the Agents are not responsible for any injuries more energy efficient the home is and dioxide (CO2) emissions. The higher the lower the fuel bills will be. the rating, the less impact it has on during the inspection. the environment.

Auction Rooms 14 -16 Cornmarket Chambers ® Louth Market Rasen Kidgate Lincolnshire LN11 9PY Lincolnshire LN8 3EH Louth Lincolnshire LN11 9EZ Regulated by the RICS Tel: 01507 603648 Tel: 01673 844249 Tel: 01507 611107 Fax: 01507 601280 Fax: 01673 849216 Fax: 01507 601280 [email protected] [email protected] [email protected]

Mon – Fri. 9.00am – 5.00pm. Sat – 9.00am – 1.00pm. Mon – Fri. 9.00am – 5.00pm. Sat. – 9.00am – 12noon.