In a very peaceful position just outside Horncastle, a Grade II listed, chocolate box pretty, thatched cottage full of character inside and out, has recently been sympathetically and tastefully renovated to provide a light and spacious home. Two bedrooms and a large bathroom occupy upstairs whilst a third bedroom (or an extra reception room) is downstairs; an extremely generous living room and a large dining room linked to the newly fitted kitchen leads to a utility room at the back.

The almost half acre garden, with lawn and mature trees, includes a brick shed and offers plenty of space and views of the surrounding countryside. Lincoln is around 20 miles east, The Wolds, an Area of Outstanding Natural Beauty, is on the doorstep, and the seaside is about a half hour drive.

Seller Insights

“We were looking for a project and fell in love with this house, although the only good thing in terms of its state was the thatch! The house had the thatch maintained and a new ridge put on in 2021. Otherwise, it was in a very sorry way. We have photos showing what it looked like when we took it on so you can see the transformation!”

“With all the correct consents, we have carried out some major structural timberwork, re-plumbed putting in a new drainage system, new gutters, a new boiler and a new oil tank, re-wired with new sockets, switches and light fittings, and re-plastered in lime plaster everywhere. We have been very particular about the quality and finish on every surface. We also laid the heritage style, terracotta-tiled floors which have been finished with Almond grout, choosing a traditional brick pattern downstairs and a herringbone pattern in the bathroom upstairs. The bathroom has been reconfigured, refitted and tiled. Finally, new carpets have been laid throughout to give a sense of warmth and comfort.”

“Outside, the garden is really large, very tranquil and not overlooked. There’s a very pretty creamy coloured rose that climbs over the front of the house. We did a lot of clearing of dead trees at the back but there are plenty of lovely, mature ones left including a walnut, juniper bushes along the rear boundary and an apple tree to the front. There are two entrances: one at the front and another for vehicles along a drive down the side that leads into the bottom of the garden. As there is so much land, it might be possible (subject to planning) to build another house at the far end, but as it is, there is plenty of room for children to run around or scope for a keen, creative gardener.”

“It’s incredibly peaceful here and there are walks from the doorstep through beautiful countryside as we are right on the edge of The Wolds - there’s even a specific walker’s route. The lane is very quiet mainly leading to fields beyond us. If you have no car, or for teenagers, there’s a bus route on the main road which goes to Horncastle and on to Lincoln.”

“High Toynton is a very friendly place full of really nice people who are very close; sometimes they might meet up at the weekend for a wine club, sometimes they go into town for a meal, and everyone seems to help each other out. It’s a lovely area too with lots of great, often quirky places to eat; it’s the perfect place to bring up children and the house makes an ideal family home.”

• Charming, Grade II listed, thatched cottage dating to the 18th century
• Deceptively spacious and bright inside
• Original beams, timbers, sliding sash windows and bedroom fireplaces
• 2 double bedrooms, one with vaulted ceiling, and a bathroom upstairs
• Dual aspect, 3rd bedroom or extra reception room downstairs
• Bespoke, solid timber, fitted kitchen with lime-waxed oak worktops
• Larder cupboard housing fridge, freezer and microwave
• Utility room with storage and worktops
• All kitchen and utility appliances included in the sale
• If desired, all furniture included in the sale
• New boiler and new oil tank
• Half-glazed rear porch
• Newly-laid terracotta tiled floors
• All new quality carpets throughout
• Kitchen links with dual aspect dining room with inglenook fireplace
• Expansive living room with period fireplace, stairs to bedrooms
• Second staircase to large bathroom with shower over modern bath
• Private, almost half an acre garden mainly lawn with mature trees
• Separate, outside brick storage shed
• Two accesses to property, second down the side into end of garden

Location

High Toynton is a very small, but friendly, rural village with a church and a cluster of houses around the A158 about 1.5 miles east of Horncastle sitting at the foot of The Wolds, designated an Area of Outstanding Natural Beauty. The miles of sandy beaches along the coast are about a half hour drive east whilst the historic and beautiful city of Lincoln is about 40 minutes west.

Nearby Horncastle, situated on the river Bain, is a market town steeped in history, dating back to Roman times and in the Domesday Book of 1086 it is claimed to be owned by King William. It has quaint, cobbled streets, more thatched houses and 18th and 19th century architecture along with antiques and artisan shops, galleries, award-winning coffee houses, restaurants and cosy traditional pubs. Weekly markets are held on Thursdays and Saturdays and a Farmers’ Market is held once a month.

Schools

Horncastle, 1.5 miles away, has a choice of primary schools including the excellent St. Lawrence School, as well as secondary schools, The Banovallum School, rated Good by Ofsted, and Queen Elizabeth’s Grammar School rated Outstanding.

Services: Mains electricity and water; oil-fired central heating; private sewage treatment plant
Local Authority: East Lindsey District Council
Council Tax Band: D
EPC: Exempt
Tenure: Freehold