Tolls Lane, Holbeach, PE12 7PR

This semi detached property is situated in a semi rural location on the outskirts of Holbeach with a partial field view to the front and convenient for nearby Holbeach United Community Sports Academy. The property offers 2 double bedrooms and cloakroom on the first floor. On the ground floor there is a hallway, lounge with log burner, conservatory, kitchen and updated downstairs shower room. It also benefits from upvc double glazing and gas central heating with updated boiler in May 2023. Outside there is an extensive gravel driveway giving multi vehicle off road parking, a generous enclosed rear garden with lawn and patio features plus brick outbuilding with utility/store, coal store and outside cloakroom. Internal viewing is highly recommended to appreciate the location and property.

ACCOMMODATION COMPRISES:

Storm porch canopy over composite front entrance door into:
HALLWAY:
Stairs to the first floor. Radiator.

LOUNGE: 15'1 x 12'0 (4.60m x 3.67m) max
Upvc double glazed window to the front. Wooden fire surround with inset log burner and stone hearth. 2 Wall lighting points. Wood effect laminate flooring. Radiator.

CONSERVATORY: 12'3 x 7'8 (3.73m x 2.36m)
Of brick and upvc double glazed construction with polycarbonate roofing, windows to the side and rear plus double doors to the rear garden. Tiled floor. Radiator.

KITCHEN: 12'11 x 6'6 (3.94m x 2.00m) - excl. door recess
Upvc double glazed window to the side plus upvc double glazed door to the rear garden. Fitted range of base units with work tops over, breakfast bar area and matching wall units. Inset stainless steel sink and drainer with mixer tap. Integrated oven, hob and extractor. Space for washing machine and fridge/freezer. Wall mounted gas fired boiler. Built in understairs storage/pantry cupboard. Tiled splash backs. Tiled effect flooring. Radiator.

DOWNSTAIRS SHOWER ROOM:
Upvc double glazed window to the side. Modern white hand basin set to vanity unit plus tiled and glazed double shower cubicle with dual head shower unit. Chrome heated towel rail. Tiled walls. Tiled floor.

FIRST FLOOR LANDING:
Upvc double glazed window to the side. Loft access.

BEDROOM 1: 15'1 x 10'1 (4.61m x 3.09m) max
Dual aspect with upvc double glazed windows to the front and rear. Built in storage cupboard/wardrobe. Wood effect laminate flooring. 2 Radiators.

BEDROOM 2: 11'5 x 8'11 (3.49m x 2.74m) max
Upvc double glazed window to the rear. Built in double airing cupboard. Wood effect laminate flooring. Radiator.

UPSTAIRS CLOAKROOM:
Upvc double glazed window to the side. Fitted modern white wc and hand basin. Radiator.

OUTSIDE:

FRONT:
Gravel driveway giving off road parking for several vehicles. Wooden fencing to the boundaries. Pathway around the perimeter of the property giving access to front entrance door plus tall side gate to the rear garden. Outside tap. Outside lighting.

REAR GARDEN: approx. 70ft/21m long (stms)
Enclosed by wooden fencing with tall hand gate to the front. Raised wooden decked patio area. Main lawned garden area with inset pathway. Gravel area. Concrete hard standing areas (ideal for shed and hot tub). Outside lighting. Outside power points.

DETACHED BRICK OUTBUILDING:
Brick and tiled construction. Power and lighting.
OUTSIDE CLOAKROOM: Window to the side. Fitted with wc.
COAL STORE:
UTILITY STORE: 8'1 x 5'8 (2.48m x 1.75m) Space for appliances.

SERVICES:
All mains services (water, drainage, gas & electricity). South Holland District Council tax band: A.

DIRECTIONS:
From the Holbeach A17/B1168 roundabout take the A17 Signposted Kings Lynn. Take the first left into Penny Hill Road, continue past Holbeach Sports Academy and the property can be located on your right hand side.




DISCLAIMER:
1. Whilst we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and have been prepared in good faith, these do not form any part of any offer or contract nor may they be regarded as statements of representation of fact.
2. Phoenix Estate Agents (East) Ltd have not carried out a detailed survey, nor tested the services, appliances or fixtures and fittings. Accordingly, we strongly advise prospective purchasers to make their own enquiries and/or commission their own survey or service reports from their solicitor, surveyor or relevant certified contractor regarding any particular points of interest before finalising their offer to purchase. No guarantee can be given with regard to planning permissions.
3. All measurements or distances given are approximate only and for general guidance. Any floor plans provided may not be to scale and may have been provided by a third party. These must not be relied upon or taken as accurate. Purchasers must satisfy themselves in this respect.
4. Neither Phoenix Estate Agents (East) Ltd or any person in the employment of Phoenix Estate Agents (East) Ltd has the authority to make or give representation or warranty in respect of this property. Any interested parties must satisfy themselves by inspection or otherwise as to the correctness of any information given. Interested Parties are advised to check availability and make an appointment to view before travelling to see a property.
5. Referral fee disclosure: As well as your obligation to pay our commission or fees we may also receive a commission, payment or other reward known as a referral fee from ancillary service providers for recommending their service to you. We routinely refer sellers and purchasers to MCP Solicitors & Ward Gethin Archer Solicitors. It is your decision whether you choose to deal with either of these firms. Should you decide to use any of these firms you should know that we would receive a referral fee of up to £100 from them for recommending you to them.