Holly Tree Farm House, Town Drove, Quadring PE11 4PU

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1 SPALDING RESIDENTIAL: Holly Tree Farm House, Town Drove, Quadring PE11 4PU 339,000 Freehold Semi-Rural Location Approximately 2.4 Acres STS including Small Paddocks Ample Parking, Outbuildings 3 Bedrooms, 3 Reception Rooms Viewing Recommended Delightful detached country property in convenient semi-rural location with grounds extending to approximately 2.4 acres (STS). Spacious accommodation including superb kitchen, 3 reception rooms, 3 bedrooms and bathroom. Various outbuildings including workshop/garage and brick barn. Solar panels, log burner, solid fuel heating system. External thermal insulation of the property (4').

2 ACCOMMODATION Through the part glazed entrance door to: LARGE FAMILY/DINING ROOM 25' 6" x 9' 7" (7.79m x 2.93m) Tiled recess, exposed beam, UPVC window, pair of UPVC glazed French doors, 2 pendant light fitments door to staircase off, beam and open plan arch to: LOUNGE 13' 9" x 12' 5" (4.21m x 3.81m) Dual aspect with UPVC windows to the side and rear elevations, ceiling light with propeller style fan, attractive full height brick chimney breast with large capacity log burner, twin arched and shelved alcoves, double radiator. FORMAL DINING ROOM/STUDY 12' 0" x 14' 3" (3.66m x 4.35m) maximum Dual aspect with UPVC windows to the front and side elevations, textured

3 ceiling, ceiling light, radiator, twin arched and shelved alcoves. From the corner of the Large Family/Dining Room a door leads to: UTILITY/REAR ENTRANCE Half glazed UPVC external entrance door, UPVC window, recessed ceiling light, tiled floor, radiator, plumbing and space for washing machine, wall mounted consumer unit, large walk-in store cupboard. SEPARATE WC Low level suite, obscure glazed window, recessed ceiling light. KITCHEN 11' 2" x 13' 7" (3.41m x 4.16m) Modern range of units comprising base cupboards and drawers beneath the roll edged worktops with inset single bowl single drainer sink unit with mono block mixer tap, intermediate wall tiling, matching eye level wall cupboards, glazed display cabinets, built-in Hotpoint electric oven, 4 ring ceramic hob, large multi speed canopy style cooker hood with feature shell design splashback, full height brick chimney breast with wood burner and store cupboard beneath, further appliance space, breakfast bar, radiator, recessed ceiling lights, feature beams, dual aspect with UPVC windows to the side and rear elevations, electric heater. From the corner of the Family/Dining Room the carpeted staircase rises to: FIRST FLOOR LANDING Access to loft space, 2 pendant light fitments, radiator, store cupboard, doors arranged off to: BEDROOM 1 12' 0" x 13' 7" (3.67m x 4.16m) maximum Radiator, UPVC window to the side elevation, large recessed alcove, ceiling light/propeller style fan with remote control. BEDROOM 2 14' 0" x 11' 11" (4.28m x 3.65m) UPVC window to the side elevation, ceiling light, radiator. BEDROOM 3 10' 0" x 9' 3" (3.07m x 2.82m) UPVC window to the side elevation, ceiling light, radiator, fitted recessed single wardrobe. BATHROOM 13' 7" x 6' 10" (4.16m x 2.10m) Three piece white suite comprising modern 'P' shaped bath with corner mounted hot and cold taps and wall mounted shower over with tiled surround, pedestal wash hand basin, low level WC, radiator, recessed ceiling light, built-in Airing Cupboard with slatted shelving, UPVC window, overstairs storage cupboard.

4 EXTERIOR Holly Tree Farmhouse is an extended detached country house with delightful grounds situated in a semi rural location. From Town Drove, a farm style gate gi ves access to an initial multi car parking area with gated access to: GENERAL PURPOSE OUTBUILDING With potential as a studio/store. To the other side of the driveway there is a further hand gate and access to a grassed parking area with access to: BRICK BARN 19' 8" x 13' 9" (6.0m x 4.2m) Brick and pantiled construction. 2ND BARN 21' 3" x 12' 3" (6.5m x 3.75m) Requiring some renovation. WORKSHOP/GARAGE 25' 3" x 21' 7" (7.7m x 6.6m) Block and timber construction with pitched roof. 2 WOOD STORES From the initial parking area a further solid wide gate opens on to an extensive parking area and turning bay with access to: FORMAL GARDENS Situated to the front, side and rear of the property these comprise lawned areas with a raised stocked border, specimen trees, brick and glazed potting shed. There is a secondary gravelled driveway to the south side of the plot providing multiple further car parking. GREENHOUSE TREEHOUSE Delightfully constructed in and around an established apple tree. CANOPIED SEATING AREA Immediately to the rear (west) of the house there is a raised decking/seating area with a rustic canopied cover, extensive paved patio and split level ponds with rockery. There is a rustic post and rail fence to the rear boundary. REMAINING LAND Sub divided into several small paddocks suitable for ponies or other livestock. There is a total of five paddock areas all with post and rail fencing interlinked by hand gates.

5 FIELD SHEL TER POLYTUNNEL Useful frame work ready to be recovered. ORCHARD Situated to the northern side of the extent of the plot. SERVICES Mains water and electricity. Private drainage. The property has solar panels which were installed in 2015 and are owned by the property and fully transferable and are already generating enough electricity to cover the household bills with an approximate return of 600pa (based on current usage and subject to variation) DIRECTIONS From Spalding proceed in a northerly direction along the A16 Boston Road continue for 4 miles to the Surfleet roundabout, take the first exit, proceed to the next roundabout, take the second exit continue to the village of Gosberton, turn left into the village proceed along the High Street continue on to Quadring, turning left at the crossroads into Town Drove. Proceed over the level crossing and the property is situated after a further 300 yards on the right hand side. AMENITIES Quadring has a post office/general stores, Church, primary school, public house and Indian Restaurant. The neighbouring well served village of Gosberton (1.5 miles) offers modern doctors surgery, variety of shops, primary school etc. and the Georgian market town of Spalding is approximately 7.5 miles from the property offering a full range of shopping, banking, leisure, commercial and educational facilities.

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8 TENURE Freehold SERVICES Mains water and electricity. Private drainage. COUNCIL TAX C LOCAL AUTHORITIES South Holland District Council Anglian Water Services Ltd Lincolnshire County Council PARTICULARS CONTENT We make every effort to produce accurate and reliable details but if there are any particular points you would like to discuss prior to making your inspection, please do not hesitate to contact our office. We suggest you contact our office in any case to check the availability of this property prior to travelling to the area. ROOM SIZE ACCURACY Room sizes are quoted in metric to the nearest one tenth of a metre on a wall to wall basis. The imperial measurement in brackets is approximate and only intended as a guide for those not fully conversant with metric measurements. APPARATUS AND SERVICES The apparatus and services in this property have not been tested by the agents and we cannot guarantee they are in working order. Buyers are advised to check the availability of these with their solicitor or surveyor. Ref: S9636 These particulars are issued subject to the property described not being sold, let, withdrawn, or otherwise disposed of. These particulars are believed to be correct but their accuracy cannot be guaranteed and they do not constitute an offer or a contract. ADDRESS R. Longstaff & Co. 5 New Road Spalding Lincolnshire PE11 1BS CONTACT T: F: E: spalding@longstaff.com