Spilsby Road

New Leake, Boston, PE22

Tenure: Freehold

A detached cottage in a rural location with far reaching views over open fields to the front & rear and on a plot of approximately 0.15 acre, subject to survey. The property has accommodation full of character comprising: entrance hall, lounge, dining room, kitchen, rear entrance utility, study/bedroom three, rear entrance porch and bathroom to ground floor. To the first floor there are two double bedrooms one of which has an en-suite cloakroom. Outside the property has a driveway which provides off-road parking and lawned gardens with a log cabin. The property benefits from oil fired central heating and double glazing.

EPC rating: F. Council tax band: A, Tenure: Freehold,

ACCOMMODATION

Part glazed uPVC front entrance door through to the:

ENTRANCE HALL

Having smoke alarm and staircase rising to first floor.

LOUNGE

3.99m x 3.68m (13'1" x 12'1")

Having windows to front & side elevations, two radiators, exposed wood floorboards, television aerial & telephone connection points and feature brick-built fireplace with tiled hearth and inset multi-fuel burner. Opening to the:

DINING ROOM

5.04m x 2.44m (16'6" x 8'0")

Having window to side elevation, radiator, exposed wood floorboards and understairs storage cupboard. Door to the study and door to the:

KITCHEN

4.98m x 2.20m (16'4" x 7'3")

Having two windows to rear elevation, radiator and tiled floor. Fitted with a range of base & wall units with work surfaces & upstands comprising: 1 1/4 bowl stainless steel sink with drainer & mixer tap and five burner LPG hob (fitted 2023) inset to work surface, integrated LPG oven (fitted in 2023), cupboards, space & plumbing for automatic washing machine & dishwasher under, cupboard over. Work surface return with cupboard, drawers & fridge space under, cupboards over. Further fitted cupboards. Opening to the:

UTILITY

1.73m x 1.32m (5'8" x 4'4")

Having window & part glazed door to side porch, radiator, tiled floor, work surface with cupboard & oil fired boiler providing for both domestic hot water & heating under, cupboards over.

STUDY/BEDROOM THREE

3.63m x 2.24m (11'11" x 7'4")

(max into wardrobes) Having window to side elevation, radiator, tiled floor, built-in cupboard and french doors through to the:

REAR ENTRANCE PORCH

2.36m x 1.75m (7'9" x 5'9")

Having windows to side & rear elevations, door to side elevation and vinyl flooring.

BATHROOM

2.57m x 2.21m (8'5" x 7'3")

Having window to front elevation, radiator and tile effect flooring. Fitted with a suite comprising: panelled bath, shower enclosure with electric shower fitting, close coupled WC and pedestal hand basin.

FIRST FLOOR LANDING

BEDROOM ONE

3.65m x 3.30m (12'0" x 10'10")

Having window to front elevation, radiator, access to roof space, airing cupboard housing hot water cylinder and built-in wardrobe.

EN-SUITE CLOAKROOM

Having window to front elevation, radiator, tiled floor, close coupled WC and wall mounted hand basin.

BEDROOM TWO

4.44m x 2.44m (14'7" x 8'0")

(wardrobes in addition) Having two windows to rear elevation, radiator and built-in wardrobe with sliding doors.

EXTERIOR

To the front of the property there is a lawned garden with borders and a gravelled driveway provides off-road parking.

GARDENS

The gardens are mainly to the side of the property where there is a large lawned garden with borders. There is also a 10' x 8' potting shed, a further shed and a sectional garage. To the far rear of the garden there is a gravelled area with raised planters and a:

LOG CABIN

6.30m x 2.44m (20'8" x 8'0")

Of timber construction and with two bi-fold doors to the front, wood floor, light and power.

THE PLOT

The property occupies a plot of approximately 0.15 acre, subject to survey. Whilst we believe the area of the property has been accurately calculated, any prospective buyer who considers this feature to be particularly important is strongly recommended to have the site measurements checked by their own surveyor before submitting an offer to purchase.

SERVICES

The property has mains electricity & water connected. Drainage is to a septic tank. Heating is via an oil fired boiler served by radiators and the property is double glazed. The current council tax is band A.

VIEWING

By appointment with Newton Fallowell - telephone 01205 353100.

AGENT'S NOTES

Please note these are draft particulars awaiting final approval from the vendor, therefore the contents within may be subject to change and must not be relied upon as an entirely accurate description of the property. Although these particulars are thought to be materially correct, their accuracy cannot be guaranteed and they do not form part of any contract.

These particulars are issued in good faith but do not constitute representations of fact or form part of any offer or contract. The matters referred to in these particulars should be independently verified by prospective buyers or tenants. Neither Newton Fallowell nor any of its employees or agents has any authority to make or give any representation or warranty whatever in relation to this property.

Anti-Money Laundering Regulations – Intending purchasers will be asked to produce identification documentation at the offer stage and we would ask for your co-operation in order that there will be no delay in agreeing a sale.