3 bedroom detached house for saleSpa Road, Braceborough, Lincolnshire
Sold STC £330,000
Attractive barn conversion just outside the charming village of Braceborough standing in open countryside.
A substantial architect designed barn conversion of circa 1,415 sq/ft
A comprehensive pre-contract enquiry data pack is available
A lengthy condition report of the property completed by a qualified surveyor is available (but is no substitute for your own survey!)
Architectural drawings available for inspection
A residence situated about 7 miles from the historic town of Stamford
A sitting Room with solid wood flooring
A utility Room
A dining Room with solid wood flooring
A shower Room
A large garden of about 7450 sq/ft
Beauty is truth, truth is beauty: and many barn conversions are neither true nor beautiful. However, in the hands of renowned heritage architect John Robbins (with some assistance from David Jackson of David Jackson Architectural Services Ltd), a difficult barn has been converted into a stylish architecturally fulfilled small residence. Thus Spa Lodge Barn enjoys three bedrooms and a garden of some 7450 sq / ft. This stylish residence is situated about 1.2 Miles from the picturesque village of Braceborough, itself about 15 miles from the Cathedral City and transport hub of Peterborough. The Barn lies in open countryside and at first sight seems very isolated. However, nearby lies Spa Lodge Farmhouse, a three bedroom residence.
Copies of architectural drawings, and of the David Jackson Architectural Service Ltd modifications, and of the building contract are available for inspection by prospective purchasers. Economic factors tempered some aspects of John Robbins high specifications in this most creative conversion plan: for example, a beautiful louvered and slatted window screen was foregone, but could (subject to planning permission) perhaps be reinstated.
The residence at this tranquil rural setting is a substantial barn conversion enjoying natural stone walls and double glazed windows with wooden frames. There is a large sitting room with solid wood block flooring, a dining room, and a good sized garden of approx. 7450 sq.ft. This property boasts 3 well-proportioned bedrooms, a kitchen, a family bathroom and a shower room. This elegant barn conversion is offered for sale for the first time, having been owned and managed as part of the Braceborough Estate.
Nearby agricultural paddocks are available to purchase, should prospective purchasers require additional land. Please contact Fisher German directly for further details on 01858 410200
THE RENTAL HISTORY
Spa Lodge Barn has been held for several decades as an income producing investment. The last rental was at a rent of £10,104 per annum that is about £7.14 per square foot. Spa Lodge Barn although beautifully converted is not equipped to a very high standard. We hold the view that an higher specification building and a more demanding landlord would result in a significantly higher annual rental.
This village, which is some distance away, is one of sequestered charm, enhanced by several thatched cottages and a mix of the old and the new. Excellent train links to London and the North run through Peterborough (approx. 1.2 miles away, no warranty as to accuracy). The A15 and the A1 are located nearby for easy commuting by road. There is an excellent range of private and state schools within the local area including Stamford Endowed Schools, Oakham and Uppingham.
Braceborough was mentioned in the Great Domesday Book 1086. It has had several spellings during the centuries such as Braseborg, Breseburc & Breseburg. Borg meant a fortified place but it is uncertain as the true meaning of the Brase but it could be bold, therefore the village could mean a fortified place of the bold ones. Braceborough was once known as Braceborough Spa, a secluded place of mineral springs visited by Victorian health addicts seeking a cure of their various illnesses, both real and imagined. The famous Dr Willis treated King George III here for his madness.
NEARBY HISTORIC MARKET TOWN OF STAMFORD
Stamford is a bustling, prosperous market town with a wide range of shops, hostelries and attractions. Proclaimed by Sir Walter Scott as the finest stone town in England, Stamford was declared a conservation area in 1967. It has over 600 listed buildings of mellow limestone in the town centre including five medieval churches.
Stamford has a fascinating history and escaped relatively unscathed despite Oliver Cromwells siege of Burghley House (one of the most impressive Elizabethan houses in England) and the visit of the fugitive King Charles in May 1643. After the restoration of 1660, the town recovered as improvement to the Great North Road encouraged road trade and the river was made navigable again by a canal. The consistency and quality of the houses and exceptional streetscapes encouraged the BBC to film 'Middlemarch' in the town and the 2005 film Pride & Prejudice. It is regularly a finalist in The Sunday Times The best places to live in Britain survey.
THE ELECTRICAL SYSTEM
The electrical system in Spa Lodge Barn in our view meets the quite demanding standards required of buy-to-let properties. In fact we believe Spa Lodge Barn meets an even higher standard in that according to Sadler Electrical Ltd the system in Spa Lodge Barn is in accordance with the BS 7671 Requirements of Electrical Installations 17th edition i.e. Spa Lodge Barn is in accordance with the standard demanded of new residential constructions. A new boiler was installed into the property in 2005. The property is fitted with hard wired smoke detectors and intruder alarms.
Spa Lodge Barn has oil fired central heating, mains electricity, mains water and a Klargester for sewerage. The Klargester obviates the need for use of the public sewerage system and thus there are no sewage charges. Of course one does have to maintain the Klargester unit: we predict that the annual cost will be modest.
FIXTURES, FITTINGS AND CHATTELS
All fixtures, fittings and furniture such as curtains, detachable light fittings, Shepherds Hut, garden ornaments and statuary are excluded from the sale, unless otherwise stated but are, nonetheless, available for purchase. The Shepherd Hut is not new - it is about 3 years old. The Shepherd Hut enjoys a detachable electrical connection, and is a completely moveable "wagon" enjoying functional, yet old fashioned metallic wheels. The Shepherds Hut in question was purchased from the Shepherd Hut Company (see www.shepherd-hut.co.uk), and is for sale by separate negotiation. (One can also buy a new Shepherds Hut).
From Peterborough take the A15 to Market Deeping - on the Deeping bypass turn left onto A16 towards Stamford - first right at crossroads - first left at the crossroads - first right to Greatford - turn left - first right to Braceborough approx. 1 mile fork right to Braceborough - through village - turn left at sign for Spa Farm, follow road to end.
Viewing is by strict appointment through the selling agents, Fisher German LLP, Tel. no. 01858 410200, and email firstname.lastname@example.org. The property may be viewed on all days of the week because Managing Agents OHL Ltd (Tel: 01832 272264 Mobile: 07802 356171 and email: estate email@example.com) may conduct viewings on the instruction of Fisher German.
The subject property is part of a larger estate. (The Braceborough & Greatford Estate), and as such it is subject to several obligations, details of which should be evaluated by a professionally qualified solicitor or expert in property matters. Both the vendor and the prospective purchaser understand that there remain a number of unresolved issues, including Title issues, parking, access to utilities including oil, water, electricity, telephone, internet and drainage. Any expenses incurred with regard to all fees and charges, including professional fees, including but not limited to solicitors and surveyors charges are incurred at each partys individual risk. In view of the issues outlined above, prospective purchasers may wish to delay incurring costs until they are satisfied that they do wish to proceed.
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