7 bedroom guest house for sale

Tenure: Freehold

ACCOMMODATION

ENTRANCE
The property is accessed from beneath a glazed storm porch via a half glazed wooden door to:

RECEPTION AREA
4.97m x 4.17m, a welcoming reception area with high corniced ceiling, full height bay window to front aspect, radiator, under stairs cupboard, stairway to first floor accommodation with large window, sidelight and doorway through to:-

GUEST DINING ROOM
4.86m x 4.21m, high ceiling with deep cornicing, full height bay window, feature fireplace, radiator and doorway through to:-

PRIVATE ACCOMMODATION

LOUNGE
4.53m x 4.24m, includes feature fireplace with alcove shelf and cupboard unit to one side, radiator and window to rear aspect.

KITCHEN
4.16m x 2.64m, a suitably fitted kitchen with a good range of fitted units with roll top laminate work surfaces including inset 1 ½ bowl sink, integral fitted dishwasher, fridge and freezer, gas and electric range-style cooker with extractor fan over, ceramic floor tiles PVCu double glazed windows to side aspect and PVCu door leading out into the rear drive area.

UTILITY AREA
1.70m x 1.64m, with space and fittings for washing machine and tumble dryer, deep storage cupboard with louvre doors for linen and towel storage, wash hand basin and archway through to:-

OFFICE AREA
2.63m x 2.71m, with eye level PVCu double glazed window, gas central heating boiler, storage cupboard and archway through to:-

CONSERVATORY
2.73m x 4.45m, a low brick wall with PVCu glazed units over and polycarbonate roof and French windows opening out to the rear garden, including roller blinds and ceramic tiled floor.

PRIVATE BEDROOM
3.65m x 2.92m, A small hallway off the private lounge leads to the owner’s/manager’s private ground floor bedroom with wood bay window overlooking the side aspect, radiator and doorway through to:-

EN SUITE SHOWER
2.35m x 1.25m, with shower, wall mounted wash hand basin, WC, chrome ladder-style heated towel rail, extractor fan and PVCu double glazed window.

GUEST AREA ACCOMMODATION

FIRST FLOOR LANDING
The stairs from the reception area lead up to the first floor landing giving access to 4 en suite bedrooms. The landing also has 2 radiators, an under stairs storage cupboard and further stairway to second floor accommodation.

BEDROOM 1
3.33m x 3.27m, a single bedroom with PVCu double glazed window overlooking the front aspect, radiator and en suite shower room containing shower cubicle, WC, pedestal wash hand basin and extractor fan.

BEDROOM 2
4.87m x 3.93m, a family room with PVCu double glazed window, overlooking the front aspect, radiator and en suite shower room containing corner shower unit, wall mounted wash hand basin, WC and extractor fan.

BEDROOM 3
4.51m x 2.28m, set out as a twin room with wooden sash window to rear aspect, radiator, en suite shower room containing shower unit, pedestal wash hand basin, WC and extractor fan.

BEDROOM 4
4.15m x 4.03m, set out as a double bedroom with attractive bay window to side aspect, radiator and en suite shower room containing shower unit, pedestal wash hand basin, WC and extractor fan.

SECOND FLOOR ACCOMMODATION
Stairs from the first floor lead up to the second floor landing area with window skylight, radiator and doorways off to remaining bedroom accommodation.

BEDROOM 5
3.12m x 3.05m, set out as a double bedroom with areas of reduced height ceilings into the eaves, PVCu double glazed window to side aspect, radiator, storage alcove and en suite shower room containing shower cubicle, wall mounted wash hand basin, WC and extractor fan.

BEDROOM 6
Set out as a single bedroom with PVCu double glazed window overlooking the front aspect, radiator and en suite bathroom with panelled bath, pedestal wash hand basin, WC, radiator and sky light window.

BEDROOM 7
Set out as a family room with PVCu double glazed window overlooking the front aspect, reduced height ceilings into the eaves, radiator and en suite bathroom containing panel bath with mixer tap shower over and glazed shower screen, pedestal wash hand basin, WC, radiator, wooden storage cupboards, skylight and period cast iron fireplace.

OUTSIDE

FRONT DRIVE
The front of the property has been given over to extensive driveway parking to enable off-road parking for all guests. A wooden fence and gate gives access to a rear drive area, garage/shed and the rear garden area.

REAR GARDEN
The rear garden is located behind a conifer privacy hedge and is mainly laid to lawn with wooden decking area by the conservatory French doors. The garden contains 2 sheds, one of which opens onto the rear driveway and could be used as a garage for a small vehicle.

LOCATION
Pitchaway Guest House is easily located close to the centre of Woodhall Spa on the B1191 which runs through the centre of the village. From the roundabout in the centre of the village, take the B1191 towards Horncastle and continue through the retail area and past the Golf Hotel. The property is located on the right hand side just before the turning into Tarleton Avenue.

TENURE
We are informed by the vendors that the property is Freehold subject to confirmation by Solicitors. All interested parties are advised to make their own enquiries.

SERVICES
Mains electricity, gas, water and sewerage services are understood to be connected. Telephone connection is subject to British Telecom regulations. The central heating is via a gas central heating boiler to radiators. The agents have not tested or inspected any of the fixtures, fittings, services or service installations and prospective purchasers should rely on their own survey.

VIEWING
Strictly by appointment with Turner Evans Stevens Woodhall Spa Office on Tel: 01526 354111.

RATEABLE VALUE
From verbal enquiries of the Valuation Office website we understand that the property is currently assessed as follows:-
Description: Guest and boarding House,
Rateable Value: £3,250
The property is in East Lindsey Council Tax Band A

MEASUREMENTS
Measurements are approximate with the metric conversion shown in brackets, taken wall to wall unless otherwise indicated.

DISCLAIMER
Notice is hereby given that these particulars are set out for the guidance of proposed purchasers and, although due care is taken in their preparation and they are believed to be correct, proposed purchasers must not rely on them as statements of fact and must satisfy themselves by inspection or otherwise as to their correctness. These particulars are issued on the understanding that all negotiations are carried out through the agents Turner Evans Stevens but they do not constitute an offer or contract. Any price quoted in these particulars is subject to contract. No person employed by Turner Evans Stevens Limited has any authority to make or give any representation or warranty whatsoever in relation to this property.