Willsons are delighted to be able to offer for sale Psalter Farm which comprises a substantial and attractive Grade II Listed farmhouse which is located in a secluded and elevated position within the Lincolnshire Wolds, an Area of Outstanding Natural Beauty. In addition to the main dwelling, the property includes a beautiful Grade II Listed barn together with extensive range of traditional farm buildings which have already been converted into four cottages and there is even planning consent for an additional cottage to be created within part of the Listed barn. Psalter Farm is maintained to a high standard and is surrounded by attractive and well established gardens and in total the ground extend to an area of approximately 1.80 acres. Both the farmhouse and barn were constructed in the mid 18th Century and have later additions.

Directions: - From Ulceby Cross, the roundabout between the A1028 and the A1104, proceed towards Skegness in a south easterly direction and after approximately 1 mile turn left immediately after a sharp right hand bend (do not take the first left turn into the Village of Ulceby). Continue along this country lane for approximately 1 mile and Pslater Farm is the first property on the right hand side immediately before the right hand turn which would return to the A1028. The property has the benefit of 2 vehicular entrances.

Accommodation: - Wide, panelled front entrance door with a stained glass fanlight over opening into:-

Entrance Hall - With Gothic style arched windows on either side, stairs rising to the first floor, doors to:

Dining Room - 4.57m x 4.24m (14'11" x 13'10" ) - A most attractive room which overlooks the front gardens and patio, the room features an open fireplace with a marble surround and cast iron insert. A further door leads to the adjacent Drawing Room.

Drawing Room - 6.10m x 6.70m (20'0" x 21'11" ) - A fabulous double height room of grand proportions with underfloor heating and stairs to a Galleried Library on the first floor level. This impressive room is timber panelled to half height and is flooded with light by windows on both the ground floor and first floor levels. Wide French doors lead off the drawing room to the patio, orangery and garden beyond. A large marble fireplace creates a centrepiece to the room and deep, ornate coving gives a sense of scale to this excellent entertaining space. Stairs rise to the:

Galleried Library - The library overlooks the drawing room and is fitted with floor to ceiling timber casement shelving. Door to bedroom 5.

Snug - 4.27m x 4.22m (14'0" x 13'10") - A delightful room situated adjacent to the Breakfast Room. The space is bright with a double aspect and benefits from an open fire. There is a large walk-in cupboard with shelving and a built-in timber display unit with cupboards under.

Breakfast Room - 5.79m x 4.62m (18'11" x 15'1") - This large and character room has a quarry tiled floor, wooden beam and a fabulous Victorian style Range with an open fire and side oven. There is ample space for a large kitchen table. Door to staircase to bedroom 4.

Kitchen - 5.61m x 2.62m (18'4" x 8'7") - With stable door from the Breakfast Room and window to rear which overlooks the rear gardens, the Kitchen has a farmhouse feel which is enhanced by a number of features to include a wooden beam and lintels and a recessed hob with a brick surround, complete with storage cubby holes and an extractor fan. The room has quarry tiled flooring and is fitted with a range of timber wall and base units with granite surfaces and a glass fronted display unit. There are two wall mounted ovens, an integrated dishwasher, integrated Smeg American style fridge freezer and a large ceramic sink with in-sink-erator. Door to:

Larder - 1.57m x 1.55m (5'1" x 5'1") - A practical and useful larder with shelving, a wooden floor, a small window to the side and built-in meal safe with mesh fronted timber doors and granite surfaces to match the kitchen.

Rear Lobby - With part glazed door to the outside, quarry tiled floor.

Utility/Boot Room - 4.42m x 2.82m (14'6" x 9'3") - With window to side and rear, a practical and spacious room with quarry tiled floor, range of timber wall and base units with granite surfaces and three matching tall timber cupboards, space and plumbing for washing machine and dryer, sink and drainer and features an antique copper to one corner.

Wc - With wooden flooring, window to rear, blue and white wc and hand basin.

First Floor - Stairs rise from the entrance hall to a split level landing with a linen cupboard and doors to:

Master Bedroom Suite - 4.24m x 4.34m (13'10" x 14'2" ) - A most impressive master bedroom suite comprising a large bedroom which overlooks the front gardens through a floor to ceiling window. The room has a crafted range of built-in timber furniture to include two recessed timber display units with cupboards under to either side of the bed. There is an archway to the adjacent:

Dressing Room - With a floor to ceiling window to the front and a quality range of timber storage units along two walls providing hanging with cupboards over and a shelved shoe cupboard to one end.

Ensuite Bathroom - 4.70m x 2.69m (15'5" x 8'9") - A good sized room with window to side, built-in vanity unit with basin, glazed shower and corner bath, wc.

Bedroom 2 - 4.55m x 3.07m (14'11" x 10'0") - Situated at the front of the house with a floor to ceiling window and featuring a cast iron fireplace with timber surround.

Bedroom 3 - 2.67m x 2.72m (8'9" x 8'11") - With range of built-in furniture, window to rear.

Family Bathroom - 2.67m x 2.62m (8'9" x 8'7") - Good sized bathroom with window to rear, tiled walls, glazed shower unit, vanity hand basin and corner bath, wc.

Bedroom 4 - 2.84m x 4.11m (9'3" x 13'5") - Restricted head height. With window to side, accessed via its own staircase from the Breakfast Room this is an ideal self-contained teenager or housekeeper room.

Shower Room - On the landing with a hand basin and glazed shower unit.

Bedroom 5 - 6.86m x 2.24m (22'6" x 7'4") - Accessed via the Galleried Library. A characterful room with window to rear and side, brick faced walls, sloping ceiling and spotlights, vanity hand basin and shower cubicle.

Outside: -

Orangery - 7.24m x 3.40m (23'9" x 11'1") - An elegant Victorian style Orangery situated to one side of the house, opening onto the front gardens. Constructed with brick walls to half height, double glazed windows on all sides and a glazed teardrop shaped roof with lighting and fans.

The Gardens - With its hillside setting, the house features a combination of pretty terraced gardens and a gently sloping lawn to front with mature borders, tree planting and a raised paved terrace which leads to the Orangery. The property is approached through a brick pillared gateway onto a block paved circular driveway with a central flower bed. Lawns and mature shrubs run to one side with a duck pond and a beech hedge runs along the lane. The parking area is flanked by the Barn and buildings which provide storage and garaging. Steps rise from the parking area to the house and rear garden which is lawned and has a brick and railed Dog Run with a concrete floor. Mature trees are planted along the slope affording the house shelter and privacy to the rear. There is an outside WC and Boiler Room to the rear. The second driveway has a stoned surfaced which gives access to the cottages and to the front of the house. There is a soft-water well situated in the front drive area.

Grade Ii Listed Barn - 14.43m x 5.72m plus 4.34m x 3.51m (47'4" x 18'9" p - A beautiful building of brick and clay pantile construction housing a Froling Bio-mass boiler together with controls, storage area for wood chippings (heating the properties and providing a substantial income from generated surplus electricity).

Traditional Building - Accessed over a delightful brick-built bridge footbridge which leads to the first floor Storage Area 6.04m x 5.76m with dormer window overlooking the courtyard. Storage Area to ground floor 5.87m x 5.74m.

The Cottages - 4 holiday cottages: Psalter Cottage, Psalter Farm Cottage, The Parlour and The Old Barn.

Cottage 1 comprises: living dining kitchen, 2 bedrooms and bathroom.

Cottage 2 comprises: breakfast kitchen, living dining area, 3 bedrooms (1 ensuite) and bathroom.

Cottage 3 comprises: living room, dining kitchen, 2 bedrooms and bathroom.

Cottage 4 comprises: entrance lobby, living dining kitchen, 2 bedrooms and shower room.

Tenure & Possession: - The property is Freehold with vacant possession upon completion.

Services: - We understand that mains electricity and water are connected to the property. Drainage is to a private system.

Local Authority: - Council Tax Band '?' payable to East Lindsey District Council, Tedder Hall, Manby Park, Louth, Lincs, LN11 8UP. [use Contact Agent Button].

Energy Performance Certificate: - The property has an energy rating of E. The full report is available from the agents or by visiting Reference Number: 2218-4086-7291-2884-6914.

Viewing: - Viewing is strictly by appointment through the Skegness office. Our properties are available online at:
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