Brook Cottage

*No Onward Chain*A detached Farm House that has been extended and transformed by the present owners into a spacious family home.

Introduction - A detached Farm House, which is being offered with No Onward Chain and has been extended and transformed by the present owners into a spacious family home. The property comprises: Entrance Hall, Dining Room, Sitting Room, Breakfast Kitchen, Utility Room and WC. To the First Floor there are Four Double Bedrooms, Family Bathroom and En-suite Bathroom. Outside, the rear garden measures approximately 0.3 acres.

Location - The property itself is conveniently situated in this highly desirable village of Middle Rasen, enjoying open field views whilst set within a wraparound. Middle Rasen is approximately 1.5 miles west of Market Rasen and 13 miles north east of Lincoln. The village is well served by a Primary School rated "Good" by Ofsted. There is a village shop, Public House and a plethora of activity groups and sports clubs.

Accommodation -

Entrance Hall - 1.23m x 1.35m (4'0" x 4'5") - Ornate double glazed windows to each side elevation, timber panelled vaulted ceiling, feature courtesy lantern, exposed brick floor and leading to the internal entrance door.

Lounge - 5.64m x 4.47m (18'6" x 14'7") - Herringbone exposed brick floor created with locally sourced reclaimed materials and an impressive exposed brick feature fireplace with inset display shelves, flagstone hearth and inset multi-fuel burner. Large radiator, dual aspect views provided by double glazed large windows to the rear and side elevations, the rear window having the added feature of a bespoke fitted window seat, TV point, phone point and wall lights.

Breakfast Kitchen - 2.66m x 5.89m (8'8" x 19'3") - Tiled floor, recessed down lights, double glazed windows to the side and rear elevations, space for large fridge freezer and dining table. The Kitchen has handcrafted bespoke wood units to base level with contrasting work surfaces over and complimenting eye level units. There is a large inset ceramic Butler style sink and a mains gas fired Aga which may be included in the sale.

Sitting Room - 3.02m x 4.17m (9'10" x 13'8") - Solid Maple wood flooring, original beams and fireplace and double glazed window to the front and side elevation.

Inner Lobby - Solid Maple wood floor, open understairs recess with phone point, an open archway leading into the Breakfast Kitchen and door to the Sitting Room.

Dining Room - 3.47m x 4.20m (11'4" x 13'9") - Solid Maple wood floor, double glazed window to the front elevation, wall lights, radiator, ornate feature fireplace with open grate, walnut surround and decorative insets and a dark feature beam to the ceiling.

Rear Reception Hallway - 2.74m x 3.90m (8'11" x 12'9") - Original tiled floor with a set of double doors opening onto the patio and doors to a large storage closet, WC and Utility Room. Exposed brickwork and a fantastic built-in winery and double opening doors. There is also a beautiful hardwood entrance door with stained glass and leaded ornate inset panel, which opens onto the gravelled side access driveway for the property.

Utility Room - 2.64m x 1.66m (8'7" x 5'5") - Recessed down lights, wall mounted 'Ideal Logic' gas fired combi boiler, a range of fitted units for ample storage, inset sink unit, double glazed window to the side elevation and spaces for washing machine and freezer.

Wc - 1.60m x 0.87m (5'2" x 2'10") - Tiled with frosted double glazed window to the side elevation, wash hand basin, WC, radiator and wall light.

First Floor Landing - Ceiling light points, built-in large storage/airing cupboards, window to the side elevation, doors to all principal first floor rooms and feature beam. There is also access to the large loft.

Bedroom One - 6.55m x 4.50m (21'5" x 14'9") - Dual aspect views provided by large double glazed windows to the rear and side elevations, high level, three wall light points, ceiling light point, radiator, TV point, an extensive range of bespoke fitted wardrobes and a door to the En-Suite Bathroom.

Ensuite - 3.07m x 2.80m (10'0" x 9'2") - Solid Maple wood flooring, a cast iron claw foot roll-top bath with telephone style mixer tap over, a large corner shower cubicle with direct feed shower with telephone style shower-heads. Extractor, radiator, part timber panelling to walls, radiator, tiling to splash-backs, shaver point and frosted double glazed window to the side elevation. Wall light point and a ceiling light point.

Bedroom Two - 4.18m x 3.50m (13'8" x 11'5") - Double glazed window to the front elevation, ceiling light, radiator, additional recess which sits over the stairs and a phone point.

Bedroom Three - 4.23m x 3.06m (13'10" x 10'0") - Ceiling light point, radiator, double glazed window to the front elevation and radiator.

Bedroom Four/Study - 2.65m x 3.19m (8'8" x 10'5") - Double glazed window to the side elevation, ceiling light point and radiator.

Bathroom - 2.75m x 2.36m (9'0" x 7'8") - Laminate flooring, high level skirting boards, cast iron claw foot roll-top bath, corner enclosed shower cubicle with shower, wall light point, ceiling light point, radiator, double glazed window to the rear elevation, extractor, tiling to majority splash backs and wash hand basin.

Outside - The property has two driveways to each side, one gravelled and one concrete - both secured via five bar gates and providing ample off road parking for several vehicles. The front gardens have ornate gravelled decorative pathways and mature flower and shrub beds bordering the pathway to the front entrance. The large gravelled driveway also leads onto the side entrance for the property and onto two hardstanding/paved patio areas, one to the rear of the property and one to the side of the property. The majority of the large gardens (approx 0.3 acres) are set to lawns with mature trees and shrubs, a beech hedge defines the rear boundary and a fencing to the side boundaries.

Restrictions - The Formal Gardens will be subject to an Overage Clause at the Vendor's discretion. This will be fully discussed and agreed with all parties during negotiation stages. There will be a restriction on the far right hand side boundary of Brook Cottage itself that is currently marked with a Lincolnshire post and rail fence that would please kindly specify that this boundary is to remain as a fence only with no hedging - purely for ease of maintenance and also to allow ease of access for tractors /topping machinery for future paddock maintenance.

Method Of Sale - By for sale by way of private treaty.

Tenure - Freehold with vacant possession upon completion.

Energy Performance Certificate - EPC Rating: D

Council Tax Band - Council Tax Band: E

Viewings - Via sole agents, Mount & Minster LLP ).

Particulars - Drafted and photographed following clients' instruction January 2022.

Additional Information - For further details, please contact Ellen Norris at Mount & Minster:
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Marketed by: Mount & Minster, Lincoln