Larch Lodge and Vicarage Barn Howe Lane Goxhill North Lincolnshire DN19 7JG

Larch Lodge and Vicarage Barn Howe Lane Goxhill North Lincolnshire DN19 7JG

., Step inside Larch Lodge 2 3 2 E.P.C. Rating C Fine and Country Northern Lincolnshire present to the market an opportunity to acquire a modern detached three bedroom family home alongside an additional three bedroom guest cottage set within the grounds which extend to include an acre paddock laid out as a parkland garden. Careful consideration has been given to design of the main house to create a home in keeping with country village setting - a home which beautifully balances the traditional with the demands of modern family life. The main house is set at the end of a long driveway with ample parking between the house and the guest cottage with double open bay garage approached from a paved pathway which leads around the house with lawns to both sides. Larch Lodge has a front facing breakfast kitchen fitted with country style traditional cream fronted units and wood effect flooring. The formal lounge enjoys garden views and is arranged around an Adam style fireplace perfect for relaxing with family and friends. A day room is arranged to the front of the property and gives access to the utility and to the ground floor master bedroom with en-suite wet room, French doors open onto the rear paved patio perfect for enjoying morning coffee. To the first floor the landing serves two bedrooms and a family bathroom. The relaxed feel of the main house is maintained in the additional cottage which includes a dual aspect lounge with feature exposed brick built fireplace with multi fuel burning stove, fitted dining kitchen in traditional style units, To the first floor are three bedrooms and a family bathroom providing an additional guest self-contained living space to the main house. The enclosed rear garden from Larch Lodge is arranged from a paved patio and seating area which in turns leads via low timber fencing and gateway to an extensive parkland garden of approximately one acre which is an absolute delight for children to enjoy games whilst time is spent relaxing in your very own park setting, which could be used as a paddock to keep a pony in if required. LARCH LODGE ACCOMMODATION ENTRANCE Via wood effect UPVC door with glazed panel with Rose design leading directly into: DAY ROOM 19 7 max x 12 5 (5.97m x 3.78m) With spotlights to the ceiling, cornice to the ceiling, UPVC double glazed picture window to the front of the property, UPVC double glazed window to the side of the property, two central heating radiators and solid Oak flooring. Off this room is a good sized storage area with ceiling lights, space for tumble drier, fitted shelf, traditional latched style door and Oak effect flooring.

LOUNGE ROOM 19 7 max x 14 1 (5.98m x 4.29m) With ceiling light, dual aspect timber framed sealed unit double glazed windows, large recessed brick fireplace with solid wood mantel and stone flagged hearth with inset cast iron multi-fuel stove and two central heating radiators. double glazed bay window to the rear garden area, UPVC double glazed window to the side of the property, feature solid Oak fire surround with carved detail, tiled insert and gold coloured flame effect gas fire stood on tiled hearth, dado rail, traditional supporting beam and two central heating radiators. Understairs storage cupboard. BREAKFAST KITCHEN 15 5 x 14 5 (4.69m x 4.39m) With ceiling light, cornice to the ceiling, UPVC double glazed window to the front of the property, range of cream coloured wall and floor units with matching wood trimmed composite work surfaces, tiled splash backs, one and half bowl inset Porcelain sink and drainer with chrome mixer tap, built in four ring gas hob, built in electric oven, central heating radiator and Oak flooring. GROUND FLOOR BEDROOM 18 6 max x 14 7 (5.64m x 4.44m) With double ceiling lights, loft access, UPVC double glazed bay to the front which incorporates French doors to the rear patio area, built in bedroom furniture including wardrobes with mirrored insert and dressing table, three central heating radiators and ensuite facilities. EN-SUITE / WETROOM 9 7 max x 7 8 max (2.93m x 2.34m) With spotlights to the ceiling, UPVC double glazed window to the side of the property, close coupled WC, vanity housed wash basin with chrome mixer tap, large easy access walk in wet room / shower with thermostatically controlled shower and extractor and spotlight above, central heating radiator, shaver point and chrome heated towel rail. STAIRCASE Staircase to the first floor with solid wood balustrade with painted newels and handle rail with natural wood turn spindle leading to: LANDING With ceiling light, vaulted ceiling, smoke alarm, UPVC double glazed window to the side of the property and matching balustrade. BEDROOM TWO 14 0 x 11 2 (4.27m x 3.40m) To the rear of the property with ceiling light, beams to the vaulted ceiling, UPVC double glazed window to the rear of the property, built in storage cupboard with tongue and groove doors with exposed hinges and central heating radiator. BEDROOM THREE 14 0 x 8 5 (4.26m x 2.56m) With ceiling light, UPVC double glazed window to the front of the property, vaulted ceiling, beams to the ceiling, built in storage cupboard with tongue and groove door with exposed hinges and central heating radiator. BATHROOM 11 9 x 5 7 (3.59m x 1.71m) With ceiling light, roof window, vaulted ceiling, extractor fan, three piece white suite comprising tongue and groove panelled bath with chrome mixer tap and hand held shower attachment, close coupled WC, vanity housed wash basin in tiled work surface with tongue and groove storage cupboard.

Step inside.. Vicarage Barn 2 3 2 E.P.C. Rating C VICARAGE BARN ACCOMMODATION ENTRANCE Via oak effect UPVC double glazed door with arched glazed panel leading directly into: BREAKFAST KITCHEN 12 2 x 15 5 max (3.70m x 4.71m) With ceiling light, timber framed sealed unit double glazed window to the front of the property, understairs storage cupboard, the kitchen has a range of cream coloured wall and floor units with contrasting Beech block effect rolltop work surfaces with inset stainless steel sink and drainer with chrome mixer tap, inset gas hob, built in electric oven, tiled splash backs, space for fridge freezer, central heating radiator and slate tile effect flooring. LOUNGE 14 2 x 14 2 (4.33m x 4.31m) With ceiling light, dual aspect timber framed sealed unit double glazed windows, large recessed brick fireplace with solid wood mantel and stone flagged hearth with inset cast iron wood burner and two central heating radiators. GARDEN ROOM 15 0 x 7 9 (4.56m x 2.36m) Partially constructed and opens onto the rear garden. STAIRCASE Staircase to the first floor with solid wood painted balustrade with square newels and turned spindles leads to: LANDING With matching balustrade, ceiling light, Velux roof window and traditional beam work to the ceiling. BEDROOM ONE 14 4 x 14 6 (4.37m x 4.43m) With wall lights, loft access, timber framed sealed unit double glazed window to the front of the property, built in wardrobes and storage shelving with TV recess, recessed dressing area and central heating radiator. BEDROOM TWO 14 10 x 7 10 (4.53m x 2.38m) With ceiling light, vaulted ceiling, UPVC double glazed window to the side of the property. BEDROOM THREE 15 0 max x 8 0 (4.58m x 2.44m) With traditional beams to ceiling, timber framed sealed unit double glazed window to the front of the property and central heating radiator. OUTSIDE To the exterior of Vicarage Barn is a garden area that has mature hedging, small curved brick wall and a small front enclosed garden with picket fence and block paved area ad sits in the grounds as extended accommodation to Larch Lodge.

Vicarage Barn and Larch Lodge are approached via Howe Lane in Goxhill and have a shared private drive and Larch Lodge is fronted by an area laid to lawn with flagged walkways, additional gravel parking areas, a feature well to the front of the property and block and flagged patio area, mature borders, off the driveway is a double timber carport with pantile roof, additional gravel parking area. To the side of the property there is gated access to the rear, to the rear of the property is an additional area laid to lawn, flagged patio area, mature floral bed, brick built summer house / workshop with pantile roof, power and light and a timber framed sealed unit double glazed doors to the garden area. To the front of the summer house/ workshop is a timber framed lean to greenhouse on brick base with raised timber plant areas and shelving, further to the rear of the property is an additional paddock area that is currently used as a parkland garden and children s play area, central to the area is a brick built lawn mower garage with pantile roof. The paddock area is bordered by mini trees, bushes and shrubs creating a secure outside environment for animals or children. NOTE The Cottage has a planning restriction details of which can be supplied from the agent.

LOUNGE BEDROOM 1 BEDROOM2 Larch Lodge. Energy Efficiency Rating Very energy effiele nt- lower run ning costs Current Potential CARPORT 0 0 BREAKFAST KITCHEN BEDR00M3 DAY ROOM Note nergye ffi clent -h fgher runnln g costs LOU NGE > Vicarage Barn. Energy Efficiency Rating BEDROOM2 Very energy efficient - lower r unning costs Current Potential GROU ND FLOOR BEDROOM 1$TFL00R APPROX.FLOOR AREA945SQ.FT (87.850.M.) ~ ~ GROUND FLOOR APPROX.FLOOR AREA1792$QFT (166.5SO.M.) TOTAL APPROX. FLOOR AREA 2737 SO.FT. (254.3 S0.M.) Wholst~attemptl'IM_,,_t<>"""""'haccur acy oftnelloo<plancon-mre,rneasurements olaoor 1.wnl<lwS. r00m1andanyolh tritem1 "'e""p,o><inur1'1an<1r,ore,spons1dilifyfltaktrik:<any trrof,,,.,...,,,,orrm-41"- t. n.sp1an ra-.iso- a1m1purposesor-.yandstiouldb9usedhsuchby any prospec,,vepurcn5el n,e~~=~::i:i:=.c.,~;::,:-te stedan<1nogu31an tee Note nergyefficlenl hlgh er r unn ingcosls Agents notes: All measurements are approximate and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given that they are in working order. Internal photographs are reproduced for general information and it must not be inferred that any item shown is included with the property. For a free valuation, contact the numbers listed on the brochure. Copyright 2017 Fine & Country Ltd. Registered in England and Wales. Company Reg. No. 3844565 Registered Office: 46 Oswald Road, Scunthorpe, North Lincolnshire, DN15 7PQ. Printed 25.07.2017 fine & :r COUNTRY

Fine & Country Northern Lincolnshire Tel: +44 (0)1652 237 666 northlincs@fineandcountry.com 12 George St, Barton-upon-Humber DN18 5ES