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4 bedroom cottage for sale

High Hameringham, Horncastle, Lincs.

Sold STC £425,000

Property Description

Key features

  • NEW 32 ft x 21 ft GARAGE WKSHOP

Full description

Stunning cruck framed period four double bedroom cottage with beautiful features including recently thatched roof, exposed treated timber beams, vaulted ceilings, oak framed windows, wooden floors, inglenook fireplaces with wood/ multifuel burners, period wooden latch doors etc, yet sympathetic modernisation has provided comfortable contemporary living with a history that dates back to circa 1600 (which only the local church can lay similar claims to) and being the former residence of George (Johnny) Johnson, the WWII dambuster.

The facilities, land and location are just as stunning with a secluded two acres (sts) having countryside views near the 1643 English civil war battle of Winceby and benefitting from extraordinary parking, new 2013 brick built garage workshop 32'6" by 21'3" (9m 91cm x 6m 48cm) max dimensions (with solar panels), large power supplied shed, brick and timber stable blocks each having it's own hay barn, 40 x 20 metre manege, holding for chickens or pigs if required, post and rail paddock, gardens, play area and patios.

The property is very spacious and consists of generous kitchen breakfast and dining rooms with a double fronted inglenook fireplace between them and vaulted ceiling to the dining room, lounge with another inglenook fireplace and French doors onto the garden, utility room, downstairs bathroom (with separate shower over the bath) and upstairs en-suite bathroom, downstairs second double bedroom with en-suite dressing room (potential shower room), master bedroom (with en-suite bathroom), third and fourth double bedrooms.

There are also the benefits of modern oil fired central heating and fully paid for solar panels which the vendors advise currently provides an income of approx. 600pa. The property is offered freehold and is not listed.

High Hameringham is a hamlet set in the beautiful Lincolnshire rolling countryside with stunning horse hacks and is less than four miles south-east of the well serviced historic market town of Horncastle whose amenities include supermarkets, doctors, dentists, main Post Office, grammar, secondary and primary schools (there is a school bus collection point at the end of the lane), swimming baths, fitness centre, bowling green etc. and Horncastle golf course and the Ashby Park fishing lakes are less than six miles away.

Entrance drive
Accessed via five bar vehicular and pedestrian gates, a very generous sweeping drive leads between the property (and gardens) and a small orchard (including apple, plum and pear trees) past turning bay, to a range of outbuildings including new 2013 brick built garage workshop, brick stable block and adjacent hay barn, large wooden shed, another block paved patio and five bar gate off to the livestock area (which was used for pigs), wooden stables, manege, another access to the paddock and the far tree line perimeter.

Another view of the cottage

Side garden
Laid to lawn with private hedging, French doors to lounge and downstairs double bedroom, block paved circular patio, tree house and two year old hot tub available by separate negotiation.

Detached garage workshop built new 2013 ( 32'6" by 21'3" (9m 91cm x 6m 48cm) max dimensions)
Two vehicular wooden double doors, triple aspect with UPVC double glazed windows to both sides and rear including overlooking the gardens and the paddock, six ceiling strip lights, three double electrical power sockets, control panel and isolator switches for the solar panels, storage space in the roof void and exterior wooden door off to the side top half glazed.

Shed ( 15'10" by 7'11" (4m 83cm x 2m 41cm) max dimensions)
Window to the side overlooking garden, light, electricity consumer unit and work bench.

Brick built stable block ( Stables 14' by 10'1" (4m 27cm x 3m 7cm) and 14'1" by 8' (4m 29cm x 2m 44cm) max dimensions)
Brick built and re-roofed stable block with two stalls having stable doors, one stall having ceiling light, double electrical power socket and brick tiled floor, the other stall having two ceiling lights, double electrical power socket, water supply and concrete floor and there is an outside light.

Adjacent storage hay barn ( Approx. 18'6" by 15'2" (5m 64cm x 4m 62cm))
Re-roofed, light, water supply and concrete flooring.

Two wooden stable blocks
Stable 1. 12'2" by 11'4" (3m 71cm x 3m 45cm) max

Stable 2. 11'10" by 11'3" (3m 61cm x 3m 43cm) max

Stable 3. 11'8" by 10'11" (3m 56cm x 3m 33cm) max

Hay barn 15'3" by 12'10" (4m 65cm x 3m 91cm)

Two of the stalls have rubber tiled floors and there is water, exterior lighting and a wooden shed being used as a tack room.

Manege 40 x 20 metres
Schooling with outdoor lighting, enclosed by post and rail fencing and adjacent to stable blocks.

Post and railed, field shelter and water supply to far end.

Kitchen breakfast room ( 15'1" by 14'8" (4m 60cm x 4m 47cm) max dimensions)
Entered via a wooden external stable door, triple aspect with oak framed windows to the front, side and rear including views including to the church and overlooking the gardens and paddock, four LED spot lights and nine flush fitting ceiling lights (over the cooker, sink and work units), exposed timber ceiling and wall beams including oak, inglenook style fireplace which is open to both the kitchen and dining rooms (with double sided cast iron and glass fronted wood/ multifuel burner, timber over mantle and block tiled hearth), range of kitchen units including drawers, wall mounted plate rack unit and full height pantry unit, black granite effect roll edged laminate worktops, inset one and a half bowl resin sink with mixer taps, cast iron and enamel range cooker (with double ovens, two large hot plates having lids and two doors to controls including LCD timer control for the hot water and central heating), inset Smeg two ring ceramic hob with stainless steel edge, space for fridge freezer, space and plumbing for dishwasher, double radiator, two double electrical power sockets excluding the previously detailed appliances, oak floorboard effect laminate flooring (which we have been advised has solid maple flooring under), wooden stairs to the fourth double bedroom and opening adjacent to the inglenook fireplace off to the dining room.

Another view of the kitchen breakfast

Dining room ( 14'3" by 13'2" (4m 34cm x 4m 1cm) max dimensions)
Feature period oak arched church exterior door off the front, oak framed window to the rear overlooking the garden and paddock/manege beyond, exposed timber ceiling and wall beams, four ceiling LED spot lights and two wall lights, open inglenook style fireplace (with double sided cast iron and glass fronted wood/ multifuel burner, timber over mantle and block tiled hearth), white washed cob wall (this being one of the last remaining original features), two double radiators with thermostat valves, telephone point, double and single electrical power sockets, quarry tiled floor, period latch doors off to the lounge and to the utility room (which in turn leads to the bathroom).

Lounge ( 18'2" by 15'9" (5m 54cm x 4m 80cm) max dimensions)
Dual aspect, oak framed windows to both sides including overlooking garden, patio and paddock, oak exposed timber ceiling and wall beams, four adjustable wall spot lights, inglenook exposed brick illuminated fireplace (with oak inset mantle over, two inset shelves to the back of the fireplace, quarry tiled hearth and an enormous cast iron and glass fronted wood/multi fuel burner which can supplement the central heating), recessed wall display shelf, double radiator with thermostat valve, TV aerial, three double and a single electrical power sockets, white painted wooden floorboards, wooden staircase to the first floor (which has a flush fitting ceiling halogen light and leads off to the master and third double bedrooms), oak framed exterior French doors off to the side garden and wooden latch door off to the second double bedroom.


Bathroom ( 10'5" by 7'11" (3m 18cm x 2m 41cm) max dimensions)
Two oak framed windows to the front, exposed wall beams, two individually controlled sets of eight ceiling flush fitting ceiling lights set in a circular design over the octagonal shaped bath and the dressing area, the bath has a mosaic wall tiled background and a central ceiling shower head over the bath, half hung hand basin with single mixer tap and mosaic tiled splash back, low level close coupled toilet, wall storage cupboard with a mosaic tiled top, two glass shelves, heated towel rail, wall mounted electric hot air blow heater and oak floorboard effect laminate flooring,

Utility ( 7'9" by 5'2" (2m 36cm x 1m 57cm))
Exposed wall beams, coat rack, laminate roll edged worktop with base cupboard, space and plumbing for washing machine and tumble dryer over, two double and a single electrical power sockets excluding the previously detailed appliances, LCD timer control for the central heating, Solar i boost control (for the solar panels), radiator, carpet and wooden latch door off to the bathroom.

Downstairs second double bedroom ( 13'4" by 11'9" (4m 6cm x 3m 58cm) max dimensions PLUS entrance recess)
Dual aspect, oak framed window to the rear and matching French exterior doors off to the side to the gardens, exposed timber ceiling beams, four ceiling adjustable spot lights and a wall light, recessed shelved display alcove, double radiator, TV aerial, TV point, three double and a single electrical power sockets, carpet and wooden four panelled door off to the en-suite dressing room/potential shower room.

En-suite dressing room/potential shower room to second double bedroom ( 12'10" by 3'11" (3m 91cm x 1m 19cm) max dimensions)
Oak framed window to the side overlooking the garden and paddock beyond, exposed timber ceiling beam, two ceiling lights, double radiator with thermostat valve, shelving and five double electrical power sockets.

Master bedroom ( 14'6" by 14'1" (4m 42cm x 4m 29cm) max floor dimensions)
Wooden framed window to the side overlooking garden, vaulted ceiling, exposed timber ceiling and wall beams, eighteen ceiling semi flush fitting lights, radiator with thermostat valve, three double electrical power sockets, wooden door to eves storage (which also houses the hot water cylinder), oak floorboards and wooden period latch door off to the en-suite bathroom.

En-suite bathroom ( 12'9" by 9'7" (3m 89cm x 2m 92cm) max floor dimensiions)
Oak framed window to the front, vaulted ceiling, exposed timber ceiling and wall beams, three ceiling adjustable LED spot lights, corner panelled bath (with integral seat, wall tiled over and having a tiled shelf to one side), pedestal hand basin (with tiled splash back and glass shelf over), low level close coupled toilet and carpet.

Third double bedroom ( 14'2" by 13'3" (4m 32cm x 4m 4cm) max floor dimensions)
Dual aspect, oak framed windows to the side and rear overlooking the gardens and paddock/ manege beyond, vaulted ceiling with exposed timber ceiling and wall beams, five ceiling flush fitting halogen lights and an adjustable wall spot light, double radiator, two double electrical power sockets and carpet.

Fourth double bedroom ( 15'1" by 13'1" (4m 60cm x 3m 99cm) max floor dimensions)
Oak framed window to the side including overlooking the garden and paddock, exposed timber ceiling and wall beams, ceiling pendant light and wall spot light, double radiator with thermostat valve, four double electrical power sockets, feature opening to the vaulted dining room and white oak flooring.

Mains electricity, water and private drainage are connected.

Local Authority
East Lindsey District Council, Tedder Hall, Manby Park, Louth, Lincs. LN11 8UP
Tel No: 01507 601111

The agent hasn't tested any apparatus; fixture, fitting or service and so cannot verify that they are in working order. Measurements are intended as a guideline only and shouldn't be relied upon to purchase carpets or fittings. Prospective purchasers should commission their own inspections or obtain verification from their solicitor or surveyor prior to exchange of contracts.
Brochure version 002.

Energy Efficiency Rating (EER)
The Energy Performance Certificate EER graph is attached.

Floor plans
These floor plans and information shown are intended as a fair representation of the accommodation layout. They should not be used as scale drawings for any planning or purchasing purposes.

All viewings are accompanied and strictly by appointment through Lincs4homes Estate Agents, 10 East Street, Horncastle, Lincs, LN9 6AZ.
Tel: 01507 524910

Energy Performance Certificates (EPCs)

Listing History

Added on Rightmove:
23 November 2016


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Floorplan 1

Floorplan 1

Floorplan 2

Floorplan 2

Map & Street View

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