4 bedroom house for saleSalmonby, Lincolnshire
A wonderful, period, country residence in landscaped grounds of 2.5 acres. This updated home includes 4 bedrooms and 3 reception rooms, a range of period outbuildings including triple garage, work shop/games room, barn & former stables. Secluded position. Wolds village. Elevated southerly outlook.
General Description - The Manor House is a wonderful, detached, period country home which is believed to date back to 1846 and is situated on the very edge of the attractive and desirable Lincolnshire Wolds village of Salmonby. The property enjoys rural open views from an elevated position and is set within mature and thoughtfully designed grounds of 2½ acres that lead down to a free-flowing brook and water meadow. In recent years the property has been extensively remodelled and updated by the current owners to create a comfortable family home with accommodation that includes three reception rooms, four bedrooms and three and a half bathrooms. The Kitchen and Dining Room are linked by a wide opening to provide an excellent all day living area complete with open fireplace. The main rooms, including the Master Bedroom are arranged to take in the southerly Wolds outlook through tall sash windows.
The property is hidden away from the village road and is approached through a five-bar gate and a sweeping driveway. There are a range of period brick outbuildings set away from the house including a triple garage, a games room/workshop, barn and former stables. Previously planning permission was granted in 2004 to convert the barns and stables to four holiday lets although this has now expired.
Location - Salmonby is a delightful village which lies within the Lincolnshire Wolds, a designated Area of Outstanding Natural Beauty. The village is situated approximately 5.5 miles from Horncastle and 9 miles from Louth. In the neighbouring village of Tetford there is a Doctors Surgery, a Primary School and a village Pub. The market towns of Horncastle and Louth both have a range of day to day local amenities including dentist, supermarkets, banks, library, Post Office and educational facilities. In Horncastle there is also the Queen Elizabeth Grammar School.
The village is also well placed for access to the city of Lincoln, Humberside Airport and the east coast.
Directions - Leave Horncastle on the A158 Spilsby Road. Upon reaching High Toynton, turn left signposted to Salmonby and Tetford. Proceed into Salmonby and the property will be found on your right-hand side, immediately after a sharp right hand bend. The property can be easliy identified by a Lovelle Estate Agency For Sale board or by the red post box which is set into one of the barns.
Particulars Of Sale -
Entrance Hall - With glazed double doors from the garden. An oak staircase rises to the first floor and below the staircase there is a door leading down to the cellar. There is a travertine tiled floor and this continues throughout the ground floor. Doors lead off the Hall to the principal ground floor accommodation.
Sitting Room - 14'9 x 13'7 (4.50m x 4.14m) - A light room with a tall ceiling and dual aspect windows including a tall sash window taking in the southerly open outlook. There is also an attractive Victorian open fireplace to the gable wall.
Dining Room - 13'8 x 13'2 (4.17m x 4.01m) - Approached from the Entrance Hall and again having a tall sash window enjoying the same open outlook as the Sitting Room. Within the Dining Room there is an open fireplace with a brick hearth, and full-length cupboards to one side. An external door leads to the side of the property towards the detached Utility Room. A wide square archway opens directly into the Kitchen to combine and create an excellent all day living area.
Kitchen - 15'1 x 11'3 (4.60m x 3.43m) - Fitted with a range of modern, wood fronted units set under granite worktops and which include a moveable and matching central island. To one end there is a large brick fireplace with the original bread oven and space to house a range style cooker. Built in appliances include a dishwasher, microwave and freezer. A sash window looks out to the rear garden and the outbuildings beyond. A door leads to the driveway so as such in day to day living this is generally used as the main entrance rather than the Entrance Hall. A further door leads to the Entrance Hall and a passageway continues through to the Study and Cloakroom.
Study - 10'8 x 10'2 (3.25m x 3.10m) - Being situated at a quiet end of the house and having dual aspect windows including one to the walled garden which has the potential to create an access through to the outside.
Cloakroom - A large cloakroom with pedestal wash hand basin and WC. Oil fired boiler serving domestic hot water and under floor heating. Full height storage cupboard also incorporating the hot water cylinder for the pressurised system. Window to the rear.
Cellar - 9' X 7'9 (2.74m X 2.36m) - Descended to via a flight of brick steps from the Entrance Hall and having a barrelled ceiling and quarry tiled flooring. Light connected.
Utility Room - 15'1 x 6'6 (4.60m x 1.98m) - Being situated next to but not attached to the house. Fitted work surface with inset sink and cupboards below. Space and plumbing for a washing machine. Space for additional full height freezer. Tiled flooring. Two double glazed windows. Electric heating. Automatic extractor/dehumidifier. Attached to the Utility Room there are two external stores.
Landing - Oak flooring extends throughout the first floor. Access to the loft space. Doors lead off to all of the bedrooms.
Master Bedroom - 14'9 x 13'7 (4.50m x 4.14m) - A light and airy room with a high ceiling and an open southerly view, a Victorian fireplace and range of fitted wardrobes. Sliding door to Ensuite Bathroom 1.
Ensuite Bathroom 1 - With a modern, white four-piece suite comprising a free standing "claw and ball" bath with pillar mixer taps and hand-held shower, a wash hand basin with vanity unit, large shower cubicle with glazed screen, and a WC. Heated towel rail. Part tiled walls. Window to the front. This ensuite can also serve Bedroom 2 in a Jack and Jill fashion if required or it can be locked off.
Bedroom 2 - 13'2 x 13'8 (4.01m x 4.17m) - Victorian fireplace. Sash window with open outlook to the front. Sliding door to Ensuite Bathroom 1.
Bedroom 3 - 12'4 x 11'3 (3.76m x 3.43m) - With steps down from the landing. Sash window to the rear. Skylight. Sliding door to Ensuite Bathroom 2.
Ensuite Bathroom 2 - Fitted with a modern white suite comprising a shower bath with glazed screen and shower over, a pedestal wash hand basin and WC. Part tiled walls. Window to the rear. Heated towel rail.
Bedroom 4 - 14'1 x 11'3 (4.29m x 3.43m) - With steps down from the landing. Sash window to the rear. Two skylights. Sliding door to the Ensuite Shower Room.
Ensuite Shower Room - With a modern white suite comprising a glazed shower cubicle, pedestal wash hand basin and WC. Part tiled walls. Heated towel rail. Skylight.
Outside - The property is hidden away from the village lane and is approached through a five bar-gate which opens onto a sweeping driveway leading to the rear of the house and then continues around to the garaging, barns and further parking. The barns form the northerly boundary of the property and are set away from the house to show a pleasant rural setting.
The grounds are fully enclosed and include completely fenced English hedgerows to two sides. In all the grounds extend to about 2.5 acres.
The carefully designed gardens and location are a real feature of this property. The house is surrounded by open lawns which gently slope down to a flowing brook and water meadow with an open view beyond. The main lawn has been levelled for Croquet or Lawn Tennis. Beyond this a gentle bank with shrub roses slopes away, and is filled with snow drops and miniature daffodils.
A landscape gardener planned the tree planting in the flower meadow which includes a walnut tree and a variety of other hardwood trees including oak together with ash, cherry, acers, sycamores, sorbus willows, holly, mistletoe and climbing roses in the orchard.
Within the orchard there are old and new apple trees with both cooking and eating varieties, damsons, plums, cherry and pears.
Walled Garden - To the westerly side of the house there is a multi-level walled garden which provides a sheltered sitting area in which to enjoy the evening sun. Within the walled garden there is a herb garden, a perfumed herbaceous border with delphiniums, cardoon tree, lilies, dahlias, lavender, rosemary, curry, mint spearmint, geraniums, roses and alliums, all leading through a secret door to a gravelled pathway through a rose arbour to the French Boules court. There are also fanned fig, Espalier pear, fanned peach and an Espalier family apple tree.
Subject to planning permission a doorway could be created to form direct access from the study. External lighting and power points to allow for outside entertaining on the patio, above which a Wisteria vine and roses tumbling over the pergola above and set against the wall is a lion head feature fountain with climbing rose.
Boules Court - The French Boules court is approached through a rose and honeysuckle archway and to the sides of the court there are Lavender grasses, box hedging, soft fruits and roses. A Copper Beech hedgerow separates it from the front lawn.
Triple Garage - 30' x 17' (9.14m x 5.18m) - Entered through three pairs of solid timber doors. Power points connected.
To the side of the garage there is a small walled garden with a red grape vine intertwined with honeysuckle on a pergola together with jasmine, clematis and a Russian vine. This provides a sheltered spot for a sunny morning coffee.
Games Room/Workshop - 35'3 x 15'4 (10.74m x 4.67m) - A great building suitable for a variety of uses and currently used as a Games Room and storage. This former barn is approached by a half flight of steps and is entered through a wide pedestrian door. There is a similar door on the facing wall. Vaulted ceiling. Light and power connected including a 3-phase electricity supply.
Barn - 18'9 x 14' (5.72m x 4.27m) - Situated at the opposite end of the main outbuilding. A timber division currently divides the barn in two, one with a single door and one with double doors.
Former Stables - 68' x 14' (20.73m x 4.27m) - Between the two barns there are four former stables with timber divisions which now offer the potential for conversion to alternative uses, subject to any necessary permissions and consents.
Further Information -
Previous Planning Permission - Full planning permission was passed 15th November 2004 for the change of use, conversion of and alterations to existing redundant barns to form four holiday cottages. This permission was not enacted upon and has now lapsed.
Application number S/177/01531/04
If potential planning is of interest to you the Planning Department at East Lindsey District Council can be contacted on 01507 601111
Local Authority - East Lindsey District Council - Telephone 01507 601111.
Tenure - We are advised by the owner that the property is Freehold although we have not had this confirmed through solicitors.
Services - Mains electric and water are connected to the property. Drainage is to a private system. Heating is by oil under floor heating. We have not tested any heating systems, fixtures or services.
Viewing - Strictly by prior appointment through the owners sole selling agents LOVELLE ESTATE AGENCY - Telephone (01507) 527617
We recommend that prior to making an appointment to view, prospective purchasers discuss any particular points likely to affect their interest in the property with one of our property consultants who has seen the property in order that you do not make a wasted journey.
Mortgages - Budgeting correctly and choosing the right mortgage for a move is vital. For independent mortgage and insurance advice please call our office on (01507) 527617 to arrange an appointment.
How To Make An Offer - If you are interested in this property then it is important that you contact us at your earliest convenience. Failure to do so may ultimately lead to you losing out on the property.
For any offer you wish to make we will need to establish certain details before negotiation can take place. This is so that our vendor can make an informed choice when negotiating and accepting your offer. You will be asked to provide formal I.D. and address verification, as required under new Money Laundering Legislation. You might also have one or two questions for us, such as which solicitor to choose, or which mortgage lender has the best offers available for me. We have a one stop shop to satisfy all of these needs so please ask.
Energy Performance Certificate - A copy of the full Energy Performance Certificates for this property is available upon request.
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