THE OLD RECTORY EAST LINDSEY PE23 5AE, UK

2022-05-20 18:34, User_1

Newton Fallowell Agent Valuation of this property is £1,100,000

Description:

Newton Fallowell are delighted to offer to the market The Old Rectory in Toynton All Saints. A building of historical importance locally, the property was built in 1872 and has recently been tastesfully and sympathetically modernised throughout to the highest of standards by the current owners.

The house retains many original features and the property is entered via double doors which lead to a grand reception hall. This has a tiled floor and a feature staircase rising to the first floor. The lounge has windows to the front & side and an original fireplace. The formal dining room has dual aspect windows and a fireplace with wood burner. The spacious breakfast kitchen has a tiled floor and is fitted with an extensive range solid wood units with granite work surfaces and a large island unit. There is a family room off with wood burner along with a pantry. An inner hall from the kitchen leads to a utility room, conservatory and cloakroom. Here there is also a door to the first annexe which has a kitchen area, bedroom, shower room and a sitting room with French doors to the garden.

To the first floor of the main residence the galleried landing has a rooflight and doors off to the bedrooms. The master bedroom overlooks the rear garden and has an en-suite. There is a guest bedroom which overlooks the front and also has an en-suite, plus a dressing room which has double doors to a roof terrace with a beautiful view of the rear garden. There are also three further bedrooms and a family bathroom.

The property has two garages and an attached second annexe which comprises of an open-plan lounge & kitchen and shower room with a first floor bedroom.

The property has two entrances off the main road with one being tree lined and the other having black iron entrance gates. These open to a large gravelled area to the side of the house giving access to two garages, one of which has an electric car charging point. The gardens are majority laid to lawn with mature beds & borders, paved patio and summerhouse. There is a one bedroom annexe attached to the house and a former coach house which has been converted into a further one bedroom annexe.

Accommodation

The accommodation in brief comprises:

Entrance Hall

Cloakroom

Lounge (7.16m x 4.57m (23'6" x 15'0"))

Dining Room (5.51m x 4.90m (18'1" x 16'1"))

Breakfast Kitchen (8.33m x 6.63m (27'4" x 21'9"))

Family Room (4.27m x 3.63m (14'0" x 11'11"))

Hallway

Utility (3.94m x 1.78m (12'11" x 5'10"))

Cloakroom

Conservatory (4.29m x 2.34m (14'1" x 7'8"))

First Floor Landing

Master Bedroom (5.00m x 4.60m (16'5" x 15'1"))

En-Suite

Bedroom Two (5.54m x 4.93m (18'2" x 16'2"))

Bedroom Three (3.84m x 3.63m (12'7" x 11'11"))

Bedroom Four (4.29m x 2.29m (14'1" x 7'6"))

Guest Bedroom Five (5.79m x 3.86m (19'0" x 12'8"))

En-Suite

Dressing Room

Family Bathroom

Annexe One

Having access from the house and accommodation comprising:

Hall

Kitchen

Sitting Room (5.72m x 3.48m (18'9" x 11'5"))

Bedroom (4.34m x 3.96m (14'3" x 13'0"))

Shower Room

Annexe Two

Having a separate access and comprising:

Open Plan Kitchen & Lounge (6.86m x 4.45m (max) (22'6" x 14'7" (max)))

Bathroom

First Floor Bedroom (4.75m x 4.52m (15'7" x 14'10"))

Garage One (5.97m x 5.41m (19'7" x 17'9"))

Garage Two (4.50m x 4.32m (14'9" x 14'2"))

The Plot

The property occupies a plot of approximately 2.6 acres, 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.

Locality

Toynton All Saints is a small historic and rural village with a primary school and a Church. The market town of Spilsby is about two miles away which offers a good range of local amenities including schools, shops, supermarket, doctor's surgery etc. There are excellent road links nearby for commuting further afield with Alford, Boston and Horncastle all being accessible and offering further facilities including well respected Grammar Schools.

Services

The property has mains electricity & water connected. Drainage is served by a private septic tank. Heating is via a oil fired boiler served by radiators and the property is double glazed. The current council tax is band G.

Viewing

By appointment with Newton Fallowell - telephone .

Agent's Notes

Please note these are draft particulars awaiting final approval from the vendor, therefore the contents within may be subject to change and must not be relied upon as an entirely accurate description of the property. Although these particulars are thought to be materially correct, their accuracy cannot be guaranteed and they do not form part of any contract.

These particulars are issued in good faith but do not constitute representations of fact or form part of any offer or contract. The matters referred to in these particulars should be independently verified by prospective buyers or tenants. Neither Newton Fallowell nor any of its employees or agents has any authority to make or give any representation or warranty whatever in relation to this property.

Anti-Money Laundering Regulations – Intending purchasers will be asked to produce identification documentation at the offer stage and we would ask for your co-operation in order that there will be no delay in agreeing a sale.

Newton Fallowell and our partners provide a range of services to buyers, although you are free to use an alternative provider. If you require a solicitor to handle your purchase and/or sale, we can refer you to one of the panel solicitors we use. We may receive a fee of £300 if you use their services. If you need help arranging finance, we can refer you to the Mortgage Advice Bureau who are in-house. We may receive a fee of £200 if you use their services.

For more information please call in the office or telephone .

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