Cross Road, Sutton St Edmund, PE12 0LS

Semi detached house situated in the rural village of Sutton St Edmund. The village is within 10 miles of the A16, A17 & A47, plus nearby towns of Wisbech, Long Sutton & Holbeach and further amenities in nearby villages such as Sutton St James. The accommodation offers dual aspect lounge with log/multi fuel burner, sun room, dual aspect updated kitchen/diner with separate utility room, modern downstairs shower room plus on the first floor landing with rear view, modern upstairs bathroom with freestanding double ended bath and 3 bedrooms. Outside the enclosed rear garden has lawn and patio features plus secluded patio area currently used for standing a hot tub (not included in the sale). The property also benefits from a 4-5 room insulated timber outbuilding (situated in the rear garden) with upvc double glazing, power and lighting - it offers potential for a range of uses from additional family entertaining and games space, hobby space or workshops and storage. The property also benefits from off road parking at both the front and rear as well as upvc double glazing and oil central heating. Internal viewing is essential to fully appreciate all this property has to offer!

ACCOMMODATION COMPRISES:

Upvc double glazed front entrance door into:
HALLWAY:
Tiled floor. Radiator. Stairs to the first floor.

KITCHEN/DINER: 16'11 x 11'8 (5.16m x 3.56m) max - irregular shape
Dual aspect with upvc double glazed windows to the front and rear. Modern base units with wooden work tops over, 7 seater breakfast bar area and matching wall units. Inset composite sink and drainer with mixer tap. Space for range style cooker, American style fridge and dishwasher. Corner recess storage/shelving feature. Additional understairs shelving area. Tiled floor. Modern vertical radiator.

REAR HALL:
Upvc double glazed door to the rear garden. Tiled floor. Built in cupboards housing oil fired boiler and water cylinder.

UTILITY ROOM: 7'6 x 6'1 (2.29m x 1.85m)
Upvc double glazed window to the side. Fitted tall and wall units. Work tops with space beneath for appliances.

DOWNSTAIRS SHOWER ROOM:
Upvc double glazed window to the side. Fitted modern white wc, hand basin set to vanity unit with tiled splash back plus tiled and glazed double shower cubicle with dual head shower unit. Tiled floor. Modern vertical radiator.

LOUNGE: 16'9 x 11'8 (5.11m x 3.57m) max
Dual aspect with upvc double glazed window to the front plus upvc double glazed double doors to the rear (into sun room). Fireplace recess with dual fuel/log burner. Chimney recess with shelving and storage cupboard. Tiled floor. Radiator. Electric consumer unit.

SUN ROOM: 12'7 x 7'7 (3.84m x 2.31m)
Of upvc double glazed construction with insulated roof, windows to the sides and rear plus doors to the sides and rear.

FIRST FLOOR LANDING:
Upvc double glazed window to the rear.

BEDROOM 1: 10'10 x 10'4 (3.31m x 3.16m) max
Upvc double glazed window to the front. 2 Built in double wardrobes with storage between. Radiator.

BEDROOM 2: 11'8 x 8'9 (3.55m x 2.68m)
Upvc double glazed window to the front. Over stairs storage area. Radiator.

BEDROOM 3: 8'6 x 7'8 (2.70m x 2.35m)
Upvc double glazed window to the rear. Radiator.

BATHROOM:
Upvc double glazed window to the rear. Fitted modern suite comprising free standing double ended bath with shower mixer tap, hand basin set to vanity unit plus wc. Heated towel rail. Part tiled walls. Tiled floor.

OUTSIDE:

FRONT:
Rendered wall to the boundary with opening to gravel driveway giving off road parking. Pathway and tall hand gate to the side/rear which is shared with the neighbour to the left hand side. Further tall hand gate to the rear of this property. Outside lighting.

REAR: approx. 100ft/30m long (sts)
Mainly laid to lawn with paved and gravel patio areas and gravel pathway extending to the end of the garden. Enclosed by wooden fencing with tall hand gate to the rear. Beyond the rear access gate is a further gravel off road parking area situated to the rear of the grounds, accessed via shared rear access driveway serving this and neighbouring properties. Outside tap. Outside lighting.

TIMBER OUTBUILDING:
Insulated timber construction with power and lighting. Currently separated into individual rooms and used for ancillary family space and storage. Upvc double glazed double doors to:
ENTRANCE LOBBY AREA: giving access to rooms 1 & 2.
ROOM 1: 11'3 x 10'5 (3.43m x 3.17m) Upvc double glazed window.
ROOM 2: 13'1 x 7'4 (4.05m x 2.14m) Open plan to:
ROOM 3: 14'3 x 8'2 (4.30m x 2.44m) Upvc double glazed window.
ROOM 4: 13'10 x 12'4 (4.23m x 3.76m) Upvc double glazed entrance door. Upvc double glazed window.
ROOM 5: 11'5 x 9'6 x 11'5 (3.48m x 2.90m) Personnel door to the rear parking area.

SERVICES:
Mains water and electricity. Private drainage (via South Holland District Council sewerage treatment plant). Oil central heating. South Holland District Council tax band: A.

DIRECTIONS:
From the A17/B1390 Cowpers Gate Long Sutton roundabout take the B1390 Cowpers Gate exit signposted Sutton St James. Follow the road staying on the B1390 until you reach Sutton St James. At the T junction turn right onto Chapelgate and follow the road through the village. Take the left hand turning into Broadgate (a forked left hand junction) signposted Sutton St Edmund. Follow the road for approx. 3 miles into Sutton St Edmund. Turn left into Cross Road where the property is located on your left.




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.