Property description

A delightful Character Semi-Detached Cottage situated along a pedestrian footpath, within a sought after village location, there are Superb Landscaped Gardens which form an important feature of the property. The property is of brick construction with Beamed Ceilings & presented to an high standard throughout, the accommodation briefly comprises; Entrance Porch/Utility Room, Well Equipped Kitchen, Sitting Room with Multi Fuel Burner, Conservatory/Dining Room & Cloakroom. To the First Floor there are Two Double Bedrooms both with Fitted Wardrobes & A Family Bathroom. Outside is a cottage style Front Garden and a abundantly stocked, landscaped garden to the rear. The property benefits from an Electric Central Heating System & uPVC Double Glazed Windows. Internal Viewing Is Highly Recommended!

VIEWINGS
By appointment only directly with the selling agents Buckley Wand 01476 561100 or e-mail: info@buckleywand.co.uk. If you have any questions or require further information regarding this property or any other matter please do not hesitate to contact us.

DIRECTIONS
Upon leaving our office in Westgate proceed to the traffic lights at Wharf Road Harlaxton Road Junction and take the right hand turn onto St Augustin Way and continue to the roundabout, take the first exit onto Barrowby Road. Continue on the A52, straight ahead at the next roundabout and take left turn onto the A1 sign posted Newark, continue on A1 for approximately 3.5miles. Follow the signs for Marston taking the right turn onto Toll Bar Road continue onto Main Street and proceed through the village onto Bridge Street. Proceed out of Marston village for and follow this road until you meet the junction with the A17. Take a right and immediate left at the staggered junction which leads into Brant Broughton Village. Proceed through the village and take the left hand turning onto Church Lane and then left again onto Church Walk. A footpath leads from Church Walk and provides access to the property which is located on the left hand side.

SITUATION
Brant Broughton is a small village which lies North of the A17 almost equidistant between Grantham, Newark, Lincoln & Sleaford.
The primary school in the village has an 'Outstanding' Ofsted grading and offers pre-school and after school clubs. There is also an independent nursery in the village and a regular bus service to local secondary schools. Other amenities include: The Generous Briton public house, a bistro cafe, farm shop, plant nursery, fire station and the parish church of St Helens. There is also a Post Office, Convenience store, Garage and Farm Shop in the nearby village of Leadenham.

ACCOMMODATION
Photographs are taken using a wide angled lens. All dimensions are approximate and are taken from plaster to plaster.

GROUND FLOOR
Entered via a uPVC double glazed entrance door which provides access to:

ENTRANCE PORCH/UTILITY ROOM 3.10m (10' 2') x 1.57m (5' 2')
Brick and uPVC double glazed construction with polycarbonate roof and windows to the front, a fitted range of oak effect fronted units with roll edge worktop over, inset stainless steel circular sink with mixer tap and water filter over, three appliance spaces, plumbing for washing machine, tiled floor, wall light point and timber panelled door to:

KITCHEN 3.62m (11' 11') max x 3.04m (10' 0') max
A range of fitted oak effect fronted units with granite square edge work top over, one and a half bowl white enamel sink with mixer tap and drainer, tiled splashbacks, free standing appliance space, integrated dishwasher and larder fridge. Built in oven and microwave, inset halogen hob with filter cooker hood over housed in canopy, feature beams to ceiling, radiator, part tongue and groove panelling to wall, tiled floor, inset ceiling lights, uPVC double glazed window to the front elevation brace and ledger latch lever doors to walk in storage cupboard, staircase to the First Floor-Landing and door to:

SITTING ROOM 4.91m (16' 1') max x 3.61m (11' 10') max
Feature chimney breast with decorative brick surround, tiled hearth, sleeper style mantle and inset multi fuel burner, feature beamed ceiling, wall light points, radiator, TV point, wood block floor covering, uPVC double glazed windows to the rear and side elevations and uPVC double glazed door to:

CONSERVATORY/DINING ROOM 3.30m (10' 10') x 2.20m (7' 3')
Being of brick and uPVC construction with polycarbonate roof and windows to the rear elevation, tiled floor, wall light point, uPVC double glazed door to garden and brace and ledger latch lever door to:

CLOAKROOM
Two piece white suite comprising, low level WC, pedestal wash hand basin, extractor fan, wall mounted electric heater, wall mounted storage cupboards, fully tiled walls and floor, polycarbonate roof and obscure uPVC double glazed windows to the side and rear elevations.

FIRST FLOOR-LANDING
Accessed from the kitchen via a brace and ledger latch lever door, the wider than average staircase leads to the First Floor-Landing. Providing access to roof space with pull down ladder, radiator and doors to:

BEDROOM ONE 3.61m (11' 10') max x 3.10m (10' 2') max
A fitted range of panelled wardrobes with storage cupboards above, shelves and hanging rails, corner storage cupboard with display plinth over, radiator, fitted airing cupboard with water cylinder and fitted shelving, and uPVC double glazed windows to the rear and side elevations.

BEDROOM TWO 3.65m (12' 0') max x 3.04m (10' 0') max
A fitted range of panelled wardrobes with storage cupboards above, shelves and hanging rails, radiator and uPVC double glazed windows to the front and side elevations.

FAMILY BATHROOM
Three piece white suite comprising panelled bath with electric shower and folding shower screen over, close coupled WC into unit, wash hand basin mounted into vanity unit with toiletry cupboards below, tiled walls and floor, ladder style radiator/towel rail, extractor fan, inset ceiling lights and uPVC double glazed window to the rear elevation.

OUTSIDE
The property is approached via a footpath which leads to the main entrance door with external light. The Front Garden is of cottage style being gravelled and is enclosed by metal fencing and partial timber fence, a timber hand gate leads to the side of the property and to a gravelled foot path with external lighting and external tap. The foot path leads to the rear of the property and to the:

REAR GARDEN
An important feature to the property with display borders, paved sun terrace enclosed by hedging and timber fencing, hard standing for timber shed/greenhouse, infill of gravel, two water features, external electric point and lighting, further seating area, trellising with climbing plants and garden pergola.

REAR GARDEN
Further Aspect

REAR GARDEN
Further Aspect

TENURE & COUNCIL TAX
The property is understood to be freehold.

NKDC current Council Tax Band for this property is: Band B

MONEY LAUNDERING
All clients offering on a property will be required to produce photograph proof of Identification, and proof of financial ability to proceed, we understand it is not always easy to obtain the required documents and will assist you in any way we can.

AGENTS NOTE
The owners inform us, the property has internal wall insulation and floor insulation, the loft also has good levels of insulation, however it is boarded and hidden from view, without documentary evidence the insulation in all three of the above cannot be reflected in the EPC. The actual energy rating for the property is not a true indication of the properties Energy Performance due to the lack of documentary evidence.

Property Features :

• DELIGHTFUL CHARACTER SEMI-DETACHED COTTAGE
• SOUGHT AFTER VILLAGE LOCATION
• PRESENTED TO A HIGH STANDARD THROUGHOUT
• ENT PORCH/ UTILITY ROOM, WELL EQUIPPED KITCHEN
• SITTING ROOM, CONSERVATORY/ DINING ROOM, CLOAKROOM