BOSTON EQUESTRIAN HOME The Old School, Freiston INGS, BOSTON Lincs.

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1 BOSTON EQUESTRIAN HOME The Old School, Freiston INGS, BOSTON Lincs. The Old School is an ideal property for the horsey family having first class equestrian facilities, with consent for a commercial riding school, and being on the children s school bus route to transport a families kids. & clients! At the junction of 5 country quiet lanes uniquely providing 20+ DIFFERENT riding routes, fishing, cycling and country walks, all directly outside the front gate. Even a tree lined gated border for full security of horses, family and goods. A 4/5 bedroom detached house, with a feature 40ft ranch style covered barbecue veranda Overlooking beautiful gardens & lush paddocks. A 40m x 20m floodlit manage plus upper viewing room 30ft x 18ft (walking out to an open decked area 20ft x 8ft) that could also be a games room, judges office or hay store. Modern low maintenance brick built 7 stables & tack room with 8 more stables using the workshop and a refurbished barn. Additional grazing may be available from neighbours or adjacent farm land can be purchased at a later date if required. See Notes below. In all approximately 2.4 acres (subject to measured survey). Valued 475,000 Reduced To An Amazing 425,000 - non chain offers invited

2 A delightful equestrian home, in a quiet position, with open views over farmland. This property has been maintained to the highest of standards with recent improvements including a large new kitchen and matching utility room. There is planning consent for a commercial riding centre and the property could be suited to many other uses including offices, workshops and even caravan & camping. The property is well located with many local schools and actually on a school bus pick up run!. Fully alarmed, broadband internet and phones extend to the stable offices. Retired neighbours currently look after the property when the owners are abroad and currently provide free extra grazing. The house is approx 4 miles from the thriving market town of Boston and just 18 miles from the UK s best seaside and entertainment resort Skegness, and has the advantage of being near to one of Lincolnshire s most modern hospitals. Pilgrim Hospital is 5 minutes away by car. ACCOMMODATION Entrance Hall 11 x 3 6 UPVC part glazed side of building porch covered entrance door, carpeted, solid wood door to office/sitting room (left) and door to lounge (right). Office/Sitting Room / Downstairs Bedroom 17 x 11 Hallway could be a toilet well divided from lounge. Wood laminate flooring, two radiators, window to side, sliding patio door to rear garden. This room is currently used as an office for the present owners business and is provided with phones around the property and stable area. In addition, wired and wireless broadband connection, which extends to the stable office. If used as Bedroom 5 then the hallway creates the perfect divider from lounge noise and a toilet could be placed in the hallway with pipe behind the wall. This room is also big enough for an en-suite bedroom. Lounge 16 9 x 16 Carpeted, radiator, large window to front, feature brick fireplace with timber beam mantel, quarry tiled inset hearth and large wood burner stove, wall lights, beamed ceiling and double glazed doors to dining room. This room has a cinema type projection system behind the wall hidden by a picture frame. Dining Room16 x 13 Carpeted, two radiators, window to front, sliding patio door to the 40ft covered verandah, beamed ceiling, part glazed door to kitchen. Kitchen / Breakfast Room16 x 13 Wood laminate flooring, radiator, windows to front and rear, a range of oak base and eye level units, marble effect work surfaces, tiled splashbacks, inset composite 1 ½sink and drainer with mixer tap and filtered water tap, Stoves Newhome hob and double oven with extractor fan and hood over, built in dishwasher and fridge, archway to utility room. Utility Room (Possible bedroom with toilet/shower beside) 12 x 11 Wood laminate flooring, radiator, window to front, matching oak base and eye level units with marble effect work surfaces, composite sink and drainer with mixer tap, tiled splashback, space and plumbing for washing machine and dryer. Floor to ceiling sliding door cupboards along one wall providing storage space and housing oil fired central heating boiler and larder freezer, door to rear entrance hall.

3 Rear Entrance Hall (locked from house for stable guest to use WC) 8 3 x 3 2 Wood laminate flooring, radiator, door to W.C., decorative double glazed door to covered verandah. W.C Off Rear Entrance Hall 8 x 4 6 Wood laminate flooring, radiator, frosted window to rear, white suite: vanity unit with inset wash hand basin and low level W.C. with wall mounted cupboards over. Covered Veranda 43 x 10 Timber decked ranch style covered verandah with storm curtains, wall lights, ceiling fans, currently housing a large Hot Tub/Jacuzzi & barbecue area and giving access to rear garden and stables. First Floor Landing Carpeted, two radiators, window to front, airing cupboard, part sloping roof with eaves storage, doors to all bedrooms and family bathroom, access to roof void. Master Bedroom One 12 x 11 Carpeted, radiator, window to front, fitted wardrobes, door to ensuite bathroom. En-suite Bathroom/Wet Room/Steam Room 11 x 4 6 Built in wet room and electric steam room with pine seating for 4 persons. Ceramic roman tiled floor and walls, radiator, white pedestal wash hand basin and low level W.C. Aquatronic 3+ electric shower, built-in ceiling radio, frosted window to rear, access to roof void. Bedroom Two 12 x 10 Carpeted, radiator, built-in double wardrobe, window to rear. Bedroom Three 8 x 10 Carpeted, radiator, window to rear. Family Bathroom 8 0 x 6 3 Carpeted, radiator, white suite: panelled bath with Aquatronic 7500 electric shower over, pedestal wash hand basin and low level W.C., part tiled walls, frosted window to rear. Bedroom Four 16 x 12 Carpeted, radiator, 2x double fitted wardrobes with centre vanity unit, fitted drawer units under sloping roof, window to rear. OUTSIDE The property is approached, via an inset iron gated entrance, to a private gravelled drive with parking for several vehicles, the drive continues through a second gate to the stable yard where there is ample room to park trailers, horseboxes etc. There are formal gardens to the front and rear of the house. The whole of the property is surrounded by a secure tree and hedge border that has taken some 30 years to establish with drainage around the paddocks. 3 BEDROOM STATIC HOME Beside the ménage arena is a large 3 bedroom static home measuring 34ft x 12ft with kitchen shower room and toilet. Ideal for guest or teenager privacy and overlooks the arena.

4 STABLE BLOCK Situated to the rear of the house, of brick construction with pitched roof, concrete floors and 3m concrete apron with a 1.3m overhang. Each stable has mains electric and mains water supply. Stable 1 3.7m x 3.7m (12 3 x 12 1) Stable 2 3.7m x 3.7m (12 3 x 12 1) Stable 3 3.7m x 3.2m (12 1 x 10 5) Stable 4 3.7m x 3.2m (12 1 x 10 5) Stable 6 3.7m x 3.1m (12 1 x 10 0) Feed/Tack Room 3.7m x 1.7m (12 1 x 5 7) Stable 6/7 6.0m x 3.7m (19 7 x 12 1) currently decorated as an office previously a foaling box. GARAGE / WORKSHOP/STABLES 30 x 18 Two storey brick and block construction with flat roof, external staircase to open plan room, with excellent views via double glazed windows over the manege. This could be used as a viewing gallery or judges room. A centre door leads out to the roof of a fully wood stain decked area 20ft x 9ft which is the roof of a very secure fully lined and shelved shipping container painted matching colour. MANAGE / HORSE RIDING ARENA / ALL WEATHER TURN OUT A 40m x 20m ménage with a good draining sand surface, flood lighting and a substantial non maintenance very permanent telegraph pole perimeter fence. BARN / EXTRA STABLES 29 0 x 18 At the rear of the ménage a timber constructed barn with a brand new pitched sheet roof and concrete base, ideal for hay storage or used as three stables. Adjacent is secure 2 room container for tack LAND 2.5 acres (Subject to measured survey). Level well maintained pastureland. Uniquely for Lincolnshire a 30 year old boundary of mature hedging and trees. Plus post and fencing to giving total security for horses and trailer with year round privacy. The paddock and the manege is extremely well fenced and has gated access from the stable yard. EXTRA LAND: The current owners have 2 access ways to use the grass next door. It therefore may be possible to continue this arrangement by separate negotiation with the elderly neighbours. Another elderly neighbour further along the lane has a spare grass field. Currently, these neighbours look after the property when the owners are abroad during the winter months. Acreage to small to commercially farm at the front and the rear of the property also often goes up for sale. EXTRA LAND - THE PROS & CONS: The current owner has been happy with the land they have owned for 16 years. Plenty for horses to exercise. Half tonne 6ft high haylage bails are delivered at 25 and sold to liveries at 45. Large hay bails cost 2 in bulk sold at 3 with foodstuffs and bedding. Rather than buy land reducing such profit but, hugely increasing work load seeding, cleaning, weeding, muck clearing, fencing and other maintenance, as a business man he invested spare cash into income generating local town property. By doing this each livery generates an extra 20% in stealth cost and the property needs time and money to maintain. If you want more land, more work, less money then the front and rear 15 acre farmland is often available as it s inefficient in size to farm. This land will cost approx 75,000, lose you 2,500 pa interest, drain your time and cash. But a 2 bed flat in Boston let to single mum will accrue over 6,000 pa. You now understand why we are happy with what we have.

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7 General Local facilities are located at Freiston (2.4 miles) and Leverton (2.6 miles) and main facilities are available at Boston (4.8 miles). The nearest primary schools are in Sibsey & Butterwick (3.3 miles) and there is a school bus service to the local secondary school at Old Leake (4.2 miles). Equestrian Hacking is on lanes and tracks. For affiliated and unaffiliated competition there is easy access to a number of equestrian centres the nearest being Sheepgate EC (BD, Unaff Dressage & SJ) 3 miles, Laughton Manor EC (BHT, BD, BSJA & Unaff SJ) 22 miles, Four Winds EC (BSJA & Unaff) 23 miles and Arena UK (BSJA & Unaff) 39 miles. Services - Mains water, electricity and private drainage. Double glazing throughout. LOCAL AUTHORITY: Boston Borough Council. Rates 145 pm. DIRECTIONS From Boston take the A52 heading toward Skegness for just 2 miles then turn left at the speed camera/castle Inn pub along Oak House Lane. Follow this road for 2 miles along the river bank. The Old School is just across the second river bridge (made of stone). From the North on the A16 turn left into Sibsey village and continue across the railway track. At the end of this road you will cross a bridge and turn right along the river bank, follow the river for 2.5 miles. The Old School is just across the next river bridge. Viewing is strictly by appointment please Mr & Mrs Lee dannylee@bostonequestrian.co.uk

8 OFFICE VERANDAH ENTRANCE HALL STORM PORCH WC REAR HALL LOUNGE DINING ROOM KITCHEN/ BREAKFAST ROOM UTILITY ROOM GROUND FLOOR BEDROOM 3 BEDROOM 4 ENSUITE BATHROOM BEDROOM 2 LANDING WARDROBE AIRING CUPBOARD MASTER BEDROOM EAVES STORAGE 1ST FLOOR Whilst every attempt has been made to ensure the accuracy of the floor plan contained here, measurements of doors, windows, rooms and any other items are approximate and no responsibility is taken for any error, omission, or mis-statement. This plan is for illustrative purposes only and should be used as such by any prospective purchaser. The services, systems and appliances shown have not been tested and no guarantee as to their operability or efficiency can be given Made with Metropix 2008

9 Front Gate GROUND LEVEL FRONT GATES FRONT GARDEN Pathway Sewer pipe 12 x 11 utility room possible bedroom 8 x 4ft 6in toilet/cloakroom poss en suite Hallways Entrance 16 x 13 Kitchen/diner 16 x 13 Dining room Patio doors 16x16 Lounge Fire place Wood burner DRIVE PARKING Covered Patio area Sewer pipe TUB 3 x 7 Hall entrance possible toilet 11 x 17 Study/Bedroom Space for on suite or just hallway toilet (note sewer pipe close water pipes in above bathroom) Patio doors Pathway Pathway REAR GARDEN Raised patio/ fish pond Fence GATES TO STABLES

10 FRONT GATE UPPER LEVEL FRONT GARDEN FRONT GATES pathway Built in wardrobes 12 x 11 Bedroom One 11.3 x 3.2 en suite steam/wet room Built in wardrobes 12 x 10 Bedroom Two Hallway 8 x 10 Bedroom Three Bathroom 8ft 6in x 6ft 6in Built in draws Bedroom Four 16 x 12 Built in wardrobes DRIVE PARKING Patio tiled roof area = Sewer pipe Flat Fibreglass Roof Of Lower Study/Bedroom Could make a top patio deck if you turn bedroom window into a patio door and even spiral outside stair. We understand the foundation is OK to build up to the second floor with almost no mess during works. pathway REAR GARDEN pathway Raised patio/ fish pond Fence GATES TO STABLES