A spacious detached Family Residence in a real 'get away from it all' location with no adjoining neighbours set in half acre grounds with double garage and 1250 sq ft building situated only 12 miles from the town of Boston. The Accommodation comprises: Entrance porch with cloakroom, dining room, 2 utility rooms, lounge, kitchen, living room, rear porch with office, first floor with 3 bedrooms, 19' gallery-study, bathroom and shower room. Having the benefit of majority Upvc double glazed windows and doors, Central heating via radiators from a biomass boiler in the garage. Upvc clad soffits and facias. Set in mainly lawned half acre gardens, with in and out drive and fruit and other trees and shrubs. requires some modernisation.

Accommodation - Upvc double glazed front entrance door into

Entrance Porch - 2.16m x 1.02m (7'1" x 3'4") - Radiator and inset ceiling spotlights.

Cloakroom - 1.47m x 1.04m (4'10" x 3'5") - Having WC and wash hand basin, tiled walls and floor, Upvc double glazed side window.

Dining Room - 3.43m x 2.36m (11'3" x 7'9") - A pair of Upvc double glazed patio doors open onto the rear garden, radiator, recessed understairs pantry and large opening into the

Lounge - 4.88m/3.48m x 3.71m max. (16'0"/11'5" x 12'2" max. - Dual aspect Upvc double glazed windows, radiator, multi fuel cast iron stove on a tiled hearth with rustic brick pillars under a wooden mantel, recessed stairs to the first floor.

Utility Room One - 2.08m x 1.35m (6'10" x 4'5") - Upvc double glazed rear window, space and plumbing for washing machine, heated towel rail.

Kitchen - 4.34m x 2.36m (14'3" x 7'9") - Equipped with a range of country style wall and base units with roll edged worksurface over incorporating single drainer sink and mixer tap, 4 ring ceramic electric hob with concealed hood over. Oven unit incorporating double electric oven, integrated fridge and dishwasher, splash back tiling and tiled floor.

Side Porch-Office - 2.44m x 2.67m/1.22m (8' x 8'9"/4') - With 2 Upvc double glazed windows and door into

Utility Room Two - 2.74m x 1.52m (9' x 5') - Equipped with a range of wall and base units with worksurface over incorporating single drainer sink and mixer tap, splashback tiling, tiled floor, ladder style towel rail and Upvc double glazed rear exterior door.

Living Room - 5.00m x 3.76m max. (16'4" x 12'4" max.) - Dual aspect Upvc double glazed windows, radiator and open rustic brick Fireplace and hearth.

First Floor Landing - Being galleried with stairs from the lounge and a Upvc double glazed window..

Shower Room - 1.83m x 1.27m (6' x 4'2") - Equipped with a shower cubicle with sliding door, wash hand basin, radiator and Upvc double glazed rear window.

Gallery-Study - 5.94m x 2.44m (19'6" x 8') - 2 Upvc double glazed windows overlooking the rear garden and radiator.

Bedroom 1 - 4.98m x 3.89m max. (16'4" x 12'9" max.) - Dual aspect Upvc double glazed windows, radiator, airing cupboard enclosing the hot water cylinder.

Bathroom - 2.24m x 2.21m (7'4" x 7'3") - Equipped with a spa bath, wash hand basin and WC, tiled walls, Inset ceiling spotlights, chrome ladder style towel rail and 2 Upvc double glazed windows.

Bedroom 2 - 3.86m x 2.59m max. (12'7" x 8'5" max.) - Upvc double glazed front window and radiator.

Bedroom 3 - 2.79m x 2.34m (9'2" x 7'8") - Upvc double glazed side window and radiator.

Exterior - The property is set in gardens and grounds of 0.55 Acres (sts) being predominantly laid to lawn with a gravelled and stoned in and out driveway with a 5 bar gate at each end. Having ample parking to the front and side of the property and leading to the

Garage - 6.10m x 5.69m (20' x 18'8") - Being of concrete sectional construction under a corrugated steel roof with 2 up and over front doors. This houses the KWB Biomass central heating boiler with framework and chute for the pellets together with the large hot water cylinder. To the side of the garage are 2 wooden storage sheds.

Steel Building - 12.80m x 9.02m (42' x 29'7") - Being constructed in 2020-2021 of steel portal framed and corrugated steel clad construction with a roller shutter front vehicle door, a front personal door, transparent panels in the roof and a fully concreted floor.

The front garden has a hedge to the road and a central shrubbed bed, to the side and rear of the house there are fruit and other trees and the remains of a pond which would lend itself to a sunken garden. the private foul drainage system is also housed in the rear garden. There is a paved patio to the rear of the house with a wooden pergola over which is accessed off the dining room and the second utility.

Tenure And Possession - The property is freehold with vacant possession upon completion.

Services - We understand that mains electricity and water are connected to the property. Heating is via a KWB Biomass boiler in the garage and foul sewage is via a private drainage system in the rear garden.

Local Authority - Council Tax Band 'B' payable to the local authority:East Lindsey District Council, The Hub, Mareham Road, Horncastle, Lincs. LN9 6PH. [use Contact Agent Button].

Energy Performance Certificate - The property has an energy rating of '41 E'. The full report is available from the agents or by visiting , Reference Number: 0340-2166-9370-2604-7535.

Viewing - Viewing is strictly by appointment with the Skegness office at the address shown below.

Directions - Proceed south out of Skegness on the A16 Road towards Boston past the two junctions for Wainfleet town and into Friskney, turning right at 'The Barley Mow' into Friskney village. Proceed through the village and into Eastville village turning right at the crossroads onto Spilsby Road. Proceed along Spilsby Road turning right just past Bellwater Drain onto the roadway leading to West Royalty Farm whereupon Royalty House will be found on the left hand side.