Middlegate Road, Frampton, Boston

SUMMARY
A recently refurbished 4 Bed Detached House in the sought after area of Frampton enjoying a fabulous connection with the south facing garden from both upstairs and down.
The property also benefits from having a large Games Room, Workshop & Swim Spa in the rear garden.


DESCRIPTION
A recently refurbished house with 4 bedrooms, two bathrooms, enjoying a fabulous connection with the south facing garden from both upstairs and down and is the perfect design and layout for entertaining on a large scale.

Sitting in a tranquil position overlooking farmland close to the Lincolnshire coast and the RSPB Frampton Marsh Nature Reserve, it is about 3 miles south of Boston, 11 miles north of Spalding, and not far from the A17 for Newark and the North, the A52 for Grantham and the West, and the A16 for Peterborough and the South, even closer. The 40 minute drive to Peterborough where fast trains to London take 45 minutes, means this is a good location for a commuter desiring a country lifestyle.

* A traditional style home with a superb connection with the outdoors
* Low maintenance, composite exterior cladding
* Fully tiled, contemporary bathrooms
* Almost 20 ft. long, triple aspect living room/games room
* Gas log-effect, living flame fire with stone surround and seating
* Fully fitted, classic kitchen with granite worktops & Free-standing wine cooler
* Underfloor heating in tiled kitchen
* Integrated double garage with automatic doors and boarded loft
* Stone paved, low maintenance, fully enclosed, south facing garden
* Top of the range, one year old 'Endless Pool' with electrically operated Covana cover
* Professional garden back-lights with remote
* Adjoining land with double-gated access to large timber outbuilding, with development potential

Entance Hallway  

Kitchen 16' 6" x 14' 8" ( 5.03m x 4.47m )

Dining Area 11' 5" x 8' 1" ( 3.48m x 2.46m )

Utility 8' 8" x 10' 8" ( 2.64m x 3.25m )

Games Room 19' 7" x 14' 8" ( 5.97m x 4.47m )

Lounge 9' 6" x 13' 1" ( 2.90m x 3.99m )

Downstairs Bedroom 17' 5" x 11' 5" ( 5.31m x 3.48m )

Downstairs Bathroom 13' 11" x 7' 9" ( 4.24m x 2.36m )

Landing 

Bedroom Two 11' 1" x 14' 8" ( 3.38m x 4.47m )

Bedroom Three 10' 1" x 14' 8" ( 3.07m x 4.47m )

Bedroom Four 6' 1" x 11' ( 1.85m x 3.35m )

Bathroom 

Workshop 21' 2" x 8' 2" ( 6.45m x 2.49m )

Exterior 

Location 
The property is in a rural village location down a lane surrounded by open farmland in the Lincolnshire fens. A beautiful RSPB nature reserve, Frampton Marsh, is only a few minutes further down the lane which provides a lovely expansive area for walking whilst viewing the abundant birds close up. Just inland from The Wash, one of Europe's most special places for wildlife, avocets, redshanks, skylarks and whimbrels can all be seen in summer, with thousands of ducks gathering on the freshwater landscapes in winter.

Frampton is a village 3 miles south of Boston that has St. Mary's Church dating to the 12th century; it lies on the edge of one of the great marine creek levees formed during the Bronze Age, about 2 miles from today's saltmarsh, and sits east of the A16 with neighbouring Kirton to the west. This larger village has a Co-op supermarket and two pubs, The Old King's Head, recently refurbished with a café and rooms, and The Black Bull, a lively pub also serving food. It also provides a primary and secondary school. Road links are excellent being close to the A16 leading to the A17 and the A52. The historic city of Lincoln is 35 miles (50 mins) to the northwest, the Lincolnshire Wolds - an Area of Outstanding Natural Beauty - is about 20 miles (30 mins) north and Lincolnshire's sandy beaches starting at Skegness are about 25 miles (40 mins) northeast.

Schools

Kirton Primary School is rated Good by Ofsted and less than a mile from the property. Whilst there is Thomas Middlecott Academy secondary school also in Kirton, Boston has popular grammar schools, The Boston Grammar School (for boys) and The Boston High School (for girls), both rated Good. Spalding, 11 miles south, has excellent grammar schools too, the Grammar (for boys) rated Good and the High (for girls) rated Outstanding.

Sellers Insights  
"The house is really spacious, light and very warm and feels like a holiday villa. It's perfect for parties and entertaining. There's plenty of room for parking which is great as we often have over 20 people here at one time and it never feels overcrowded.

The back garden comes into its own in summer - being south facing it's a real sun trap and completely private and fully enclosed. In winter the evergreen hedging and shrubs give structure and in summer there is lots of colour when the plants spring to life.

Unwinding in the pool in the evening, after a long day, when the sun is setting and the garden is lit up gives a real holiday villa feel.

Agents Notes 
Services: Mains gas, electricity, water and drainage; gas central heating with underfloor heating in kitchen
Local Authority: Borough of Boston
Council Tax Band: F



1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. The measurements indicated are supplied for guidance only and as such must be considered incorrect.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.