ROYALTY FARM COTTAGE. Swineshead Bridge, Swineshead, Boston, Lincolnshire. PE20 3PJ 319,950

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1 ROYALTY FARM COTTAGE Swineshead Bridge, Swineshead, Boston, Lincolnshire. PE20 3PJ 319,950

2 A unique detached house in a rural location with open views, on a plot of approximately 0.30 acre, subject to survey. Having well presented accommodation comprising: entrance hall, lounge, sitting room, dining room, kitchen and cloakroom to ground floor. Master bedroom with en-suite, three further bedrooms and family bathroom to first floor. The property also has a cellar and outside there is a sweeping driveway providing ample offroad parking, a detached double garage and established gardens. The property benefits from oil fired central heating and double glazing. ACCOMMODATION Steps up to the front entrance door with lantern style exterior lights to either side leading to the: ENTRANCE HALL Having two sealed unit double glazed upvc windows to either side elevation, radiator and staircase rising to first floor. SITTING ROOM 14' 5'' x 11' 11'' (4.39m x 3.63m) to front elevation, further sealed unit double glazed upvc window to side elevation, radiator, exposed polished wood floorboards, understairs storage cupboard and brick built fireplace with stone hearth and wooden mantle over. DINING ROOM 14' 5'' x 8' 10'' (4.39m x 2.69m) to rear elevation, further sealed unit double glazed upvc window to side elevation, radiator and feature beamed ceiling. LOUNGE 14' 11'' x 13' 2'' (4.54m x 4.01m) to front elevation, further sealed unit double glazed upvc window to side elevation, radiator, television aerial connection point, telephone connection point and brick built fireplace with slabbed hearth, wooden mantle, complimentary plinth to one side and built-in shelving to one alcove.

3 KITCHEN 14' 5'' x 9' 6'' (4.39m x 2.89m) to side elevation, stable door to side elevation, radiator, wood panelled ceiling, laminate floor and cupboard with shelving above housing oil fired boiler providing for both domestic hot water and heating. Fitted with a range of base & wall units with work surfaces and tiled splashbacks comprising: 1 1/4 bowl composite sink with drainer & mixer tap inset to work surface, cupboards, drawers, space & plumbing for automatic washing machine and dishwasher under, cupboards over. Work surface return with cupboard, drawer, space for fridge & freezer under, cupboards over, range style cooker to one side with stainless steel cooker hood over. Door to staircase down to the cellar and further door leading to the: CLOAKROOM 11' 0'' x 3' 2'' (3.35m x 0.96m) to rear elevation, radiator, close coupled WC and pedestal wash hand basin with tiled splashback.

4 CELLAR 14' 0'' x 11' 0'' (4.26m x 3.35m) Having light & power. FIRST FLOOR LANDING MASTER BEDROOM 14' 11'' x 14' 10'' (4.54m x 4.52m) to front elevation, radiator and television aerial connection point. EN-SUITE 9' 2'' x 5' 5'' (2.79m x 1.65m) Having two sealed unit double glazed upvc windows to front elevation, heated towel rail, inset ceiling spotlights, extractor fan and fully tiled walls. Fitted with a suite comprising: large walk-in shower cubicle with Aqualisa shower fitting, close coupled WC and pedestal wash hand basin. BEDROOM TWO 14' 7'' x 11' 10'' (4.44m x 3.60m) to front elevation, further sealed unit double glazed upvc window to rear elevation and radiator.

5 BEDROOM THREE 14' 10'' x 11' 2'' (4.52m x 3.40m) to rear elevation and radiator. FAMILY BATHROOM 10' 11'' x 7' 1'' (3.32m x 2.16m) to rear elevation, radiator, access to roof space and airing cupboard housing hot water cylinder with shelving. Fitted with a white suite comprising: panelled bath with Aqualisa shower fitting and anti-splash screen over, close coupled WC and pedestal wash hand basin. EXTERIOR The property is approached by a pair of timber gates which give access to a sweeping gravelled driveway with Victorian style streetlights which provides ample off-road parking and leads to the detached garage. BEDROOM FOUR 10' 9'' x 8' 9'' (3.27m x 2.66m) to side elevation and radiator.

6 GARDENS There are large lawned areas to either side of the driveway with established shrubs and trees. The gardens also feature a gravelled seating area enclosed by railway sleepers, a "wishing well", decked patio area, timber arbour and various timber raised planters. There is also a aluminium framed glasshouse, outside lighting, cold water tap and exterior power point. DETACHED GARAGE 18' 0'' x 16' 8'' (5.48m x 5.08m) Of brick and tile construction with two timber doors, window to side, fitted work bench, light and power. To the right hand side of the garage there is an enclosed decked patio with seating and sunken water feature. THE PLOT The property occupies a plot of approximately 0.30 acre (0.12ha), subject to survey. Whilst we believe the area of the property has been accurately calculated, any prospective buyer who considers this feature to be particularly important is strongly recommended to have the site measurements checked by their own surveyor before submitting an offer to purchase.

7

8 Services The property has mains electricity and water connected. Heating is via an oil fired boiler served by radiators and drainage is to a private septic tank. The property is double glazed and the current council tax is band D. Viewing By appointment with Newton Fallowell - telephone Directions From our offices in Wide Bargate proceed to the Bargate End roundabout and take the third exit on to John Adams Way. Proceed over Haven Bridge and at the next roundabout take the second exit on to Liquorpond Street. Proceed past Halfords and McDonalds on your left then at the mini-roundabout take the first exit, over the level crossing, on to Sleaford Road. Travel the full length of Sleaford Road and at the mini-roundabout, adjacent to Taylors BMW, take the second exit (straight over) on to Boardsides. Go straight over the next roundabout and travel for about 7.8 miles then turn left on to the A17. Turn right on to Royalty Lane where the subject property can be located on the left hand side, as indicated by our For Sale board. Local Information The property is located approximately 8.1 miles from Boston Town Centre. T: e:

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