Victorian detached farm house in a rural position situated down a farm track about 1 mile out on the outskirts of Sutton Bridge. The property sits within grounds extending to approx. 1 acre (stms). The accommodation over 3 floors comprises on the ground floor - entrance porch, hallway, lounge with log burner, dining room, study, sun room, kitchen with walk in pantry plus separate utility room & downstairs bathroom. On the first floor - galleried landing, 4 double bedrooms - 2 of which have hand basin & 1 has en-suite shower room, bath/shower room plus inner landing with stairs to the 2nd floor which offers bedroom 5 and eaves storage access. Outside there is a detached double garage with electric remote control doors plus further detached metal garage, driveway giving off road parking for several vehicles. The formal gardens are secluded by conifer screening to the boundaries, providing privacy, are predominantly laid to lawn and extend around the property on all sides with features including orchard area, parterre with water feature, walled garden and vegetable garden areas. There is also a static caravan which is connected to water, drainage & electricity, a summer house and wooden garden shed. The property benefits from retained character features such as parquet flooring, deep skirting and original coving but has also had modern updates of solar panels with battery storage and air source central heating. Internal viewing is the only way to get a true perspective of the position of the property and all it offers.

ACCOMMODATION COMPRISES:

ENTRANCE PORCH:
Of brick, wooden and glazed construction with double entrance doors, windows to the front and sides plus glass roof. Tiled floor. Double doors to:

HALLWAY:
Parquet wood flooring. Stairs to the first floor with storage cupboard beneath. 2 Radiators. Picture rail. Feature coving and ceiling rose to ceiling. 2 Radiators.

LOUNGE: 15'0 x 13'11 (4.58m x 4.24m) max
Dual aspect with windows to the front and side. Picture rail. Feature coving and ceiling rose to ceiling. Feature stone fireplace and hearth with inset log burner. Radiator.

DINING ROOM: 14'10 x 13'10 (4.53m x 4.23m) max
Dual aspect with window to the front plus double door with matching side windows to the side. Picture rail. Feature coving and ceiling rose to ceiling. Exposed wooden floor. Radiator.

STUDY: 9'5 x 7'8 (2.87mx 2.34m) max
Internal window to pantry. Radiator.

KITCHEN/DINER: 18'1 x 17'11 (5.49m x 5.48m) max
Dual aspect with windows to both sides (one internal to the sun room). Fitted solid wood base units with work tops over and matching wall units. Inset butler sink with mixer tap over and drainer incorporated into the work top. Chimney recess with inset oil fired Rayburn range cooker also serving part central heating and hot water. Parquet wood flooring. Radiator. Tiled splash backs. 2 Wall lighting points. Feature coving and ceiling rose to ceiling.

PANTRY: 9'5 x 6'11 (2.87m x 2.11)
Window to the side. Internal window to the study. Fitted shelving. Tiled floor. Controls for solar panels.

SUN ROOM: 21'1 x 20'2 (6.44m x 6.16m) max
Of brick, wooden and glazed construction with double entrance doors, windows to the side, plus internal windows to the kitchen and utility room. Tiled floor. Radiator. Power and lighting. Cold water tap.

UTILITY ROOM: 9'10 x 9'6 (3.01m x 2.91m)
Internal window to the sun room. Fitted base units with work top over. Inset double sink with double drainer and mixer tap. Radiator. Space for washing machine, tumble drier and additional appliances.

DOWNSTAIRS BATHROOM:
Upvc double glazed window to the rear. Fitted modern white suite comprising bath with shower mixer tap, wc plus hand basin. Heated towel rail. Tiled splash backs.

FIRST FLOOR LANDING:
Dual aspect with windows to the front and side. 2 Radiators. Galleried banister rail. Dado rail. Loft access.

BEDROOM 1: 15'0 x 13'6 (4.57m x 4.11m) max
Dual aspect with windows to the front and side. Fitted white hand basin with tiled splash back. Decorative cast iron fireplace. Wall lighting point. Radiator.

BEDROOM 2: 14'8 x 13'5 (4.48m x 4.10m) max
Window to the front. Fitted white hand basin with tiled splash back. Radiator.

BEDROOM 3: 15'0 x 9'5 (4.57m x 2.89m)
Window to the side. Radiator.

INNER LANDING:
Stairs to the 2nd floor.

BEDROOM 4: 14'2 x 12'2 (4.32m x 3.73m) max
Window to the side. Built in double wardrobe. Radiator.
EN-SUITE SHOWER ROOM:
Window to the side. Fitted white shower cubicle, wc plus hand basin set to vanity unit. Tiled splash back. Chrome heated towel rail.

BATH/SHOWER ROOM:
Dual aspect with windows to the front and side. Period style modern white suite comprising wc, hand basin, bidet, tiled and glazed shower cubicle plus roll top claw feet bath with shower mixer tap. 2 Wall lighting points. 2 Radiators. Built in airing cupboard.

SECOND FLOOR - BEDROOM 5: 12'10 x 11'9 (3.93m x 3.60m) max - sloped ceilings
Window to the side. Radiator. Eaves storage access.


OUTSIDE: OVERALL PLOT APPROX. 1 ACRE (STMS)
The property sits in a secluded position with mature conifer screening to the garden boundaries with main garden areas set predominantly across the front and both sides. Gated gravel driveway to the rear of the property providing off road parking, plus further off road parking to the front of the double garage. Lawned orchard garden set with mature trees and fruit trees (including 3 apple, pear, hazelnut, plum and damson), to the rear of the property and extending round the side with summer house at the far corner having paved surround. Hedging with openings to further formal lawned garden and patio area to the side of the property. To the front of the property is a pathway to the entrance door plus formal parterre garden with hedge screening, low box hedging, inset pathways, formal flower beds and centre water feature. To the other side of the property is a further formal lawned area with patio area to the entrance of the static caravan and stepping stone pathway leading to both the formal 'walled' garden with low brick wall border and inset flower bed areas plus to the lawned area used as a vegetable garden area with lean to greenhouse (at the rear of the double garage), netted bedding area, wooden garden shed plus brick edged compost sections.

DOUBLE GARAGE: 22'8 x 18'7 (6.91m x 5.68m)
Brick and tiled construction with two electric remote control entrance doors. Personnel door to the side and window to the rear. Power and lighting.

ADDITIONAL GARAGE: 19'6 x 9'9 (5.95m x 2.97m)
Metal construction. Double entrance doors.

STATIC CARAVAN:
Connected to water, drainage and electricity.


SERVICES:
Mains water and electricity. Private drainage. Central heating via oil fired Rayburn serving radiators in kitchen, sun room, utility and downstairs bathroom. Air source central heating serving the other radiators. The property also benefits from solar panels which are owned outright and have battery storage. South Holland District Council tax band: C.


DIRECTIONS:
From the A17 Sutton Bridge 'Bridge roundabout' take the B1359 Bridge Road turning and follow the road through Sutton Bridge. Continue past the 'Anchor Inn' Public house and Nightingale Way (on your right). Immediately after Nightingale Way turn right onto the farm track and follow the track for approx. 1 mile, where the property is on your right.

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.