Property description

An exceptional privately situated barn conversion in gardens and paddocks of approximately 2.4 acres. Contains a wealth of artisan features and achieves high energy efficiency through geothermal heating. Includes a useful range of outbuildings


Folkingham is a delightful village in a very accessible location within south west Lincolnshire. The village is well known for its historic Market place which includes many attractive Listed buildings. The Granary is situated on the edge of the village Conservation Area at the end of a short no through road and enjoys a good level of privacy. Amenities within the village include a well known local store, post office, public house, tea room and an artisan chocolate shop. The neighbouring village of Billingborough has an excellent primary school with an outstanding Ofsted rating and opportunities for secondary education include grammar schools at Sleaford, Bourne and Grantham. There is a preparatory school at Witham on the Hill and private schooling at Stamford. This quarter of Lincolnshire is very practical for the commuter with trains to London Kings Cross from both Peterborough and Grantham with journey times from 52 and 70 minutes. Grantham 13 miles, Stamford 19 miles, Sleaford 8 miles, Bourne 10 miles and Peterborough 25 miles.The accommodation briefly comprises: Entrance Hall, Shower Room, Utility Room, Pantry, Living Room, Kitchenette/Store, Sitting Room, Ground Floor Bedroom, En Suite Shower Room, Bedroom and Bath/WC, Two further Bedrooms and Family Bathroom.The Granary has been lovingly converted under the direction of the current owners to provide a discreet home of enviable charm and character with light and spacious living accommodation including many traditional features such as cats paw oak doors and oak framed Yorkshire sliding sash windows. A strong focus on energy efficiency saw the adoption of geothermal ground source heating and solar panels which combine to give very attractive running costs for a property of this size with surplus power fed back to the National Grid. These aspects were highlighted in an Eco Homes feature by The Daily Telegraph in 2008.The central feature of the property is a very impressive Living Room with Kitchen, Dining Area and Sitting Room in open plan beneath a high beamed ceiling leading to a full height green oak framed gable. A high capacity Clearview wood burning stove is set into a brick fireplace and surround. A separate Sitting Room is also worthy of particular note and has a charming minstrel gallery/library over. This wing of the barn has a ground floor bedroom and shower room together with a second bedroom and bath approached via a spiral staircase and could easily be utilised as self contained accommodation if required.Outside there is a large Studio giving many work from home possibilities, and a good sized Workshop. A further Barn has been partly converted with a view to providing secondary accommodation. The gardens enjoy a good level of privacy and include a \"sun trap\" terrace and Hornbeam trees planted it form an avenue. The paddock immediately adjoins the gardens to the west and will appeal to those looking to keep a pony or other livestock.In summary this is an outstanding country home combining tradition and style to produce considerable understated appeal.

- Entrance Hall
With ledge and brace oak entrance door and staircase off to first floor landing. Dalsouple hard wearing floor.

- Utility Room
Geothermal heating controls

- Pantry
A good walk in pantry designed to remove the need for kitchen wall cupboards.

- Shower Room/WC
Tiled shower and Turkish marble sink

- Kitchen
A deliberately minimalistic approach to the kitchen has produced a highly practical and sociable working environment in open plan with the Dining Area and Living Room. Pantry adjacent gives ample storage. Includes two deep glazed sinks with mixer taps, marble working surface with storage below, oak display shelves and basket weave drawers. Recessed spot lights and Dalsouple rubber flooring as before.

- Living Room
A lovely room flooded with light from a full height and width glazed oak gable. High ceiling with traditional timber trusses, brick fireplace with a high capacity Clearview wood burning stove. Seagrass carpeted floor. Glazed doors to garden.

- Sitting Room
A second very spacious reception room overlooked by a Minstrel Gallery/Library approached by open tread original granary stairs. High ceiling with exposed roof truss, brick fireplace with wood burning stove and glazed doors to gardens. Cast iron spiral staircase to first floor. Sisal carpeting. There is a useful store off which could be adapted to form a kitchenette if required which would permit this wing of the conversion to become self contained.

- Bedroom 2
Ground floor bedroom off the Sitting Room and with an en suite Shower Room/WC, with heated towel rail off.

- Bedroom 1
Approached by a spiral staircase from the Sitting Room and providing an attractive and stylish suite incorporating an open slipper Bath together with an En suite Washroom/WC with heated towel rail. Exposed purlins and Velux type conservation grade windows. Carpeted floor with tiling to bath area. Underfloor heating throughout the bedroom.

- Landing
Built in cupboards, oak \"Juliet\" balcony\".

- Bedroom 3
Built in cupboards and velux windows. Original door with oak balustrade opening to Living Room allowing heat entry.

- Bedroom 4
Velux window, built in cupboards.

- Bathroom
Containing matching suite of tongue and groove panelled bath, wash basin and low level WC. Heated towel rail, velux window.

- Studio
A large outbuilding suitable for a number of uses and providing a generous and clean working environment. Wood burning stove. Double timber ledged doors to permit vehicular entry. Three phase electricity.

- Workshop
Second outbuilding currently utilised as a workshop but lending itself to a variety of uses.Double doors to permit vehicular entry. Three phase electricity.

- Barn
Partially converted to provide ancillary accommodation.

- Gardens
The Granary is approached through a traditional 5 bar gate leading to ample parking and turning areas. The gardens are laid generally to lawn and also feature various seating areas including a sheltered sun trap terrace with a high level of privacy and aspects to the south west over the paddock land. There is an avenue of Hornbeam trees and a wooden summerhouse set on staddle stones at the end.

- Paddock
The paddock immediately adjoins the gardens to the south west and was purchased separately by the vendors when the opportunity arose in recent years. There is the opportunity to erect a stable (subject to obtaining any necessary planning consent) and to keep a pony or other livestock. Water supply. Attractive views.

Property Features :

• Painstakingly Converted
• Combines Traditional Features with Contemporary Style
• Light and Spacious Accommodation
• Very Well Presented Throughout
• Superb Open Plan Living Area

Property Info:

• FLOOR PLAN