Property description

Adjacent to the church in the heart of the village this stone built Grade 2 Listed Rectory offers accommodation over three floors. The property has been sympathetically modernised to retain the character of the property and features four reception rooms, cellars, breakfast kitchen, utility, entrance porch, downstairs cloakroom, seven bedrooms, family bathroom and en suite bathroom. With mature gardens to all sides offering a degree of privacy there are a variety of outbuildings and garages with the property benefitting from partial secondary glazing and gas fired central heating.

SITUATION
Branston is a popular village to the South East of Lincoln. The village offers such amenities as primary and secondary schools, co-op, post office, takeways, doctors, public house and Branston Hall hotel. The property is ideally located for easy access to Lincoln with Newark a 20 mile journey and then to London via Kings Cross (1hr 20 mins) train journey.

ENTRANCE
The property is entered via a wooden door to the front elevation leading into

ENTRANCE HALL - 15' 10'' x 8' (4.83m x 2.44m)
With stairs off to first floor landing, stairs to cellar and access to reception rooms.

CELLAR - 34' 5'' x 10' 9'' (10.49m x 3.28m) (maximum)
With stone staircase and two useable cellar rooms.

DRAWING ROOM - 16' 4'' x 15' 1'' (4.98m x 4.6m)
Having window to front elevation and shutter, exposed beams, marble fireplace with cast iron fire, tiled hearth and radiator.

STUDY - 12' 7'' x 9' (3.84m x 2.74m)
With window to rear elevation, exposed beams and built-in cupboards.

SITTING ROOM - 16' 4'' x 15' 1'' (4.98m x 4.6m)
With window to front and side elevations with sash windows and original shutters, picture rail, exposed beams, marble fireplace with inset living flame gas fire and radiator.

REAR ENTRANCE HALL - 18' 1'' x 12' 3'' (5.51m x 3.73m)
With door to Porch and access through to

BREAKFAST KITCHEN - 17' 10'' x 16' 4'' (5.44m x 4.98m)
With windows to side elevations, extensive range of bespoke wooden base and eye level units with solid maple worksurfaces, double ceramic butler style sink, built in dishwasher, fridge freezer, limestone tiled floor with second staircase leading to first floor landing.

UTILITY - 11' 9'' x 11' 7'' (3.58m x 3.53m)
With window to side elevation, door to side elevation, further tiled flooring, base and eye level units with worktop over, double stainless steel sink, single drainer unit, plumbing for automatic washing machine and space for tumble dryer.

DOWNSTAIRS CLOAKROOM
With low level WC and handbasin, tiled flooring to walls and floor.

FIRST FLOOR LANDING
With stairs taken from Entrance Hallway leading to half landing with steps off to the rear and first floor front landing where there are stairs to the second floor landing, window to front elevation.

MASTER BEDROOM - 18' 4'' x 15' (5.59m x 4.57m)
With dual aspect window to side elevation, exposed wood cupboards, stripped wooden floor, door leading to second staircase, through to

EN-SUITE BATHROOM - 14' 7'' x 11' 10'' (4.44m x 3.61m)
Window to side elevation, fully tiled to walls and floor, double ended bath with feature enclosure, low level WC, pedestal washbasin, heated towel rail, underfloor heating.

BEDROOM TWO - 16' 2'' x 15' 1'' (4.93m x 4.6m)
With window to front elevation, exposed beam, radiator and tiled fireplace.

BEDROOM THREE - 16' 2'' x 15' 1'' (4.93m x 4.6m)
With two windows to the side an window to the front elevation, feature fireplace with cast iron fire, exposed beams, radiator.

ACCESSED FROM HALF LANDING

FAMILY BATHROOM - 12' 4'' x 8' 2'' (3.76m x 2.49m)
With window to side elevation, four piece suite comprising of corner bath, separate shower cubicle, low level WC, pedestal wash handbasin, heated towel rail, cupboard housing hot water tank, mosaic tiling.

SEPARATE WC
With low level WC, handbasin, tiled flooring and half tiled walls.

BEDROOM FOUR - 12' 3'' x 11' (3.73m x 3.35m)
With window to side elevation and radiator.

SECOND FLOOR LANDING

BEDROOM FIVE - 16' 4'' x 15' 2'' (4.98m x 4.62m)
With window to front elevation, radiator, loft space.

BEDROOM SIX - 16' 3'' x 15' 1'' (4.95m x 4.6m)
With window to front elevation, radiator.

BEDROOM SEVEN - 11' 2'' x 9' 9'' (3.4m x 2.97m) (max)
Window to front elevation, radiator.

OUTSIDE
The property is approached from the front with double gates leading to a gravelled driveway where there is a SINGLE DETACHED GARAGE 15ft 9ins x 10ft. The front gardens are banked and formerly believed to be used as a cock fighting pit. Beyond this is an orchard bordering Rectory Lane. The gardens extend to the side next to the church and there is a working well and further lawned area. To the rear is cottage style garden with mature trees and shrub borders.

FORMER ENGINE HOUSE - 30' 8'' x 9' (9.35m x 2.74m)
A detached stone building with door to side and front elevations offering a variety of uses and could be converted subject to the usual planning consents.

REAR DETACHED GARAGE - 17' 10'' x 9' 2'' (5.44m x 2.79m)
Incorporated into the outer boundary wall and with sliding side door and personal door to rear.

Property Features :

• Three Storey Detached Stone House
• Four Reception Rooms
• 7 Bedrooms, en-suite to master
• Breakfast Kitchen with Servants Staircase
• Cellars

Property Info:

• FLOOR PLAN