ACCOMMODATION  

REAR ENTRANCE HALL 4' 11" x 5' 11" (1.50m x 1.81m) Coat hooks, ceramic floor tiles, door to: 

SITTING ROOM 14' 4" x 17' 7" (4.39m x 5.38m) Laminate flooring, corner brick and timber chimney breast with log burner, front and rear windows, French doors to the side elevation, 2 radiators. 

INNER HALLWAY 6' 11" x 5' 6" (2.12m x 1.70m) Quarry tiled floor, radiator, half panelled walls, store cupboard, access to: 

DINING ROOM 12' 6" x 15' 2" (3.83m x 4.64m) Window to the front elevation, front entrance door, radiator, understairs store cupboard, log burner set within chimney breast with tiled hearth, arch to: 

RECESS 9' 0" x 7' 0" (2.75m x 2.14m) Window to the front elevation, fitted corner cupboard. 

BREAKFAST KITCHEN/PANTRY 20' 2" x 15' 8" (6.15m x 4.80m) overall Including a corner fully shelved walk-in pantry. The Kitchen contains a range of hand built traditional farmhouse style units comprising base cupboards and drawers, wall units, 2 side windows, rear window, electric Rangemaster Range style cooker, half panelled walls, radiator, wooden worktops with one and a quarter bowl ceramic sink unit, cushion flooring, door to: 

INNER HALLWAY 12' 5" x 5' 7" (3.79m x 1.71m) Camray oil fired central heating boiler, ceramic tiled floor, radiator, door to: 

UTILITY ROOM Belfast sink, plumbing and space for washing machine, space for tumble dryer, tall storage cabinet, side window. 

CLOAKROOM Two piece suite comprising low level WC and wash hand basin, obscure glazed window, radiator.

From the Inner Hallway access through an internal lobby with external entrance door and stable style door opening into: 

GARDEN ROOM 13' 9" x 12' 1" (4.21m x 3.70m) Brick and glazed construction with exposed brick work, wooden flooring, half glazed French doors to the side elevation, 2 steps up to: 

FAMILY ROOM 13' 3" x 17' 0" (4.06m x 5.20m) Log burner set within brick chimney breast, wooden flooring, half glazed side entrance door with side panels, open vaulted ceiling. 

WALK THROUGH LOBBY 16' 4" x 3' 3" (5.00m x 1.00m) Doors arranged off to: 

BEDROOM 4 13' 4" x 10' 2" (4.07m x 3.10m) Vaulted ceiling, Airing Cupboard/wardrobe, laminate flooring, 2 side windows, vertical radiator. 

BEDROOM 5 14' 0" x 10' 9" (4.29m x 3.29m) Vaulted ceiling, rear window, radiator. 

SHOWER ROOM 8' 10" x 5' 11" (2.71m x 1.81m) Large walk-in shower cabinet, low level WC, wash hand basin, radiator with heated towel rail, tiled floor. 

AGENTS NOTE The Agents are advised that the Family Room, Ground Floor Bedrooms and Shower Room are heated by an electric boiler and the log burner in the Family Room.

From the corner of the Dining Room a door leads to a staircase which in turn leads to: 

FIRST FLOOR LANDING 16' 4" x 3' 11" (5.00m x 1.2m) Dado rail, loft hatch, smoke alarm, walk-in Airing Cupboard with quaint half leaded light glazed door and stripped doors with ledged and brace fastenings arranged off to: 

DRESSING ROOM 8' 10" x 6' 0" (2.71m x 1.84m) Radiator, ceiling light, doorway into: 

MASTER BEDROOM 14' 6" x 10' 6" (4.42m x 3.21m) Dual aspect with 2 windows to the rear elevation and one to the side elevation, radiator, ceiling light, door to: 

MODERN EN-SUITE SHOWER ROOM 10' 4" x 4' 9" (3.16m x 1.46m) Half panelled walls, large walk-in shower cabinet, low level WC with concealed cistern, wash hand basin with vanity unit, obscure glazed window, vertical radiator/towel rail. 

BEDROOM 2 12' 1" x 10' 3" (3.69m x 3.13m) Window to the front elevation, recessed display shelf, radiator, ceiling light. 

BEDROOM 3 9' 5" x 7' 0" (2.88m x 2.14m) Window to the front elevation, radiator, ceiling light. 

STUDY/NURSERY 6' 11" x 6' 8" (2.12m x 2.04m) Half panelled walls, side window, radiator. 

FAMILY BATHROOM 10' 5" x 9' 4" (3.20m x 2.85m) overall Jacuzzi bath with side mounted mixer tap and shower attachment, circular hand basin with mixer tap, low level WC, separate shower cubicle, radiator, heated towel rail, obscure glazed window. 

EXTERIOR The property stands on an overall site extending to approximately 1.804 acres (subject to survey). To the left hand side (east) of the driveway is a grassed paddock as per the accompanying photographs. The driveway leads down the left hand side of the property providing multiple parking and opening on an extensive multi parking/turning area again all gravelled with access to: 

GARAGE 19' 8" x 13' 9" (6.00m x 4.2m) Of timber construction with concrete base.

Away to the side of the gravelled area is a greenhouse, summerhouse, vegetable beds, orchard, chicken run etc. A farm style gate gives access into a courtyard area at the side of which is: 

GENERAL PURPOSE BUILDING 34' 5" x 24' 7" (10.5m x 7.5m) Concrete block and corrugated construction with a concrete floor, power and lighting. Planning Permission was granted H22/0756/21 in August 2021 for conversion into an Annexe. 

COURTYARD/SUN TRAP Immediately to the rear of the house there is an attractive south facing courtyard area with seating areas, planting, pathways etc and to the front (north) of the property there is a lawned garden interspersed with shrubs and bushes, hedgerow and gate to the front boundary and, to the side of the property, a modern oil storage tank. 

OVERAGE CLAUSE The property is to be sold subject to an Overage on the side paddock whereby if planning is granted for the erection of a further separate dwelling or dwellings during a period of 15 years following completion of this sale then 30% of the uplift in value will be payable to the current sellers or their successors in title. 

DIRECTIONS From Spalding proceed in an easterly direction along Holbeach Road continuing to the mini roundabout when approaching Weston and taking the second exit. At the next mini roundabout take the right hand turning directly opposite Baytree Garden Centre into Beggars Bush Lane then take the first right hand turning into Broadgate. The property is situated on the left hand side after approximately half an mile. 

AMENITIES Weston has a general stores, public house, Church and primary school along with the locally renowned Baytree Garden Centre. The Georgian market town of Spalding is around 3.5 miles from the property and offers a full range of shopping, banking, leisure, commercial, educational and medical facilities including the modern Johnson Community Hospital. Peterborough is 20 miles to the south of the property and offers a fast train link with London's Kings Cross minimum journey time 46 minutes. 

SERVICES Mains water and electricity. Khlargester Bio Tec private drainage system. Oil central heating to the majority along with electric boiler and log burner to part of the ground floor accommodation.