Ian McCarthy

Barnfield House, Brickyard Lane,Farlesthorpe, Alford, Lincolnshire

£460,000

Barnfield House, Brickyard Lane, Farlesthorpe, Alford, Lincolnshire

£460,000

DESCRIPTIONThis three bedroom attached barn conversion with threebedroom annexe is situated in the rural hamlet of Farlesthorpeand occupies a substantial plot with gardens, generous off-road parking and even a paddock. The main house offersexceptionally spacious accommodation including lounge,dining room, study, kitchen diner, three double bedrooms,two of which have en-suite bathrooms as well as familybathroom and shower room. The attached annexe also offerswonderfully spacious accommodation including lounge diner,kitchen, utility room/boiler room, three double bedroomsand bathroom. The property and annexe are double glazedthroughout and benefit from oil fired central heating.

MAIN HOUSE

ENTRANCEDouble glazed door to the entrance hall.

ENTRANCE HALLDoors giving access to the kitchen diner, dining room andshower room, access to loft space, laminate flooring.

SHOWER ROOMDouble shower cubicle with mains fed shower, vanity washhand basin, tiled flooring, heated towel rail, splash back walltiling, double glazed window to the side and door to theseparate W.C.

SEPARATE W.C.W.C., obscured double glazed window to the front and airingcupboard housing the oil fired combination boiler.

KITCHEN DINERHaving base units with rolled edge work surfaces over,matching wall units and an integrated freezer. Inset one anda half bowl ceramic sink and drainer unit with mixer tapand splash back wall tiling. Electric range cooker which isincluded in the sale, space and plumbing for an American stylefridge freezer, space and plumbing for an automatic washingmachine and dishwasher. Laminate flooring, double glazedwindows to the front, radiators and French doors to the diningroom.

DINING ROOMFocal fireplace with tiled hearth and an inset electric fire,ceiling beams, laminate flooring, two radiators, double glazedwindows to the rear and door giving access to the hallway.

HALLWAYStaircase to first floor accommodation with under storagecupboard, radiator, laminate flooring, double glazed windowto the front and door to the inner hallway.

INNER HALLWAYDouble glazed French doors giving access to the front garden,doors to the lounge and study and laminate flooring.

STUDYCeiling beams, laminate flooring, radiator and double glazedwindows to the rear.

LOUNGECeiling beams, double glazed windows to the front and rear,radiator and laminate flooring.

FIRST FLOOR LANDINGDoors giving access to all three double bedrooms and thebathroom, ceiling beams, radiator and double glazed windowto the front.

BEDROOM ONECeiling beams, double glazed windows to the front and rear,two radiators and door to the en-suite bathroom.

EN-SUITE BATHROOMWith a three piece white suite comprising W.C., pedestalwash hand basin and panel bath with shower attachment tothe taps. Splash back wall tiling, radiator and electric shaverpoint.

BEDROOM TWODouble glazed window to the rear, ceiling beam, loft access,radiator and door to the en-suite bathroom.

EN-SUITE BATHROOMWith a three piece white suite comprising W.C., pedestalwash hand basin and panel bath with shower attachment tothe taps. Splash back wall tiling and radiator.

BEDROOM THREEDouble glazed window to the rear, ceiling beam and radiator.

BATHROOMWith a three piece white suite comprising W.C., pedestalwash hand basin and panel bath. Splash back wall tiling, loftaccess and double glazed window to the rear.

ATTACHED ANNEXE

ENTRANCEDoor to the entrance hall.

ENTRANCE HALLDoors to the lounge diner , all three bedrooms, the utility room/boiler room and bathroom. Open access to the kitchen, loftaccess and radiator.

LOUNGE DINERDouble glazed windows to the rear and side and tworadiators.

KITCHENWith a modern fitted kitchen comprising base units havingrolled edge work surfaces over and matching wall units. Insetone and a half bowl ceramic sink and drainer unit with mixertap, space and connection for an electric cooker, space for afridge freezer and double glazed window to the front.

BOILER ROOM/UTILITY ROOMOil fired combination boiler, space and plumbing for anautomatic washing machine, radiator and obscured doubleglazed window to the front.

Barnfield House, Brickyard Lane, Farlesthorpe, Alford, Lincolnshire

£460,000

BEDROOM ONEDouble glazed window to the rear and radiator.

BEDROOM TWODouble glazed window to the rear and radiator.

BEDROOM THREEDouble glazed window to the rear and radiator.

BATHROOMWith a four piece white suite comprising W.C., pedestal washhand basin, panel bath and shower cubicle with electricshower. Splash back wall tiling, tiled flooring, radiator, walkin storage cupboard and obscured double glazed window tothe front.

OUTSIDEThe property is accessed by a driveway leading fromBrickyard lane (the next door barn has right of way over thedriveway). To the front of the property an area of hard standingprovides generous of-road parking. There are also two frontgardens laid to lawn (one servicing the main house and theother servicing the annexe). The vendor estimates that theentire plot extends to approximately one and three quarteracres (STS) and includes a generous size paddock.

BUYERS NOTEThe property benefits from solar panels and oil fired centralheating systems and the drainage is serviced by a klargesterseptic tank that also services the attached barn as well as theannexe.

EPC RATING D

COUNCIL TAX BAND E

FLOORPLAN

LOCATIONFarlesthorpe is a rural hamlet situated approximately two milesfrom Alford. Alford is an ancient market town situated at thefoot of the Lincolnshire Wolds which is great for rambling andcycling. There are walks, pretty villages, bridle paths, inns andtea shops. Attractions include the Craft Market , the Five-sailed Windmill and the Manor House Museum.

DIMENSIONS

Shower Room2.39m x 1.98m (7'10" x 6'6")

Separate W.C.1.73m x 1.04m (5'8" x 3'5")

Kitchen Diner5.13m x 4.57m (16'10" x 15'0")

Dining Room8.84m x 5.05m (29'0" x 16'7")

Study3.96m x 3.61m (13'0" x 11'10")

Lounge5.21m x 5.03m (17'1" x 16'6")

Bedroom One7.26m x 5.18m (maximum measurements) (23'10" x17'0" (maximum measurements))

En-suite Bathroom2.62m x 1.70m (8'7" x 5'7")

Bedroom Two5.56m x 4.04m (maximum measurements) (18'3" x13'3" (maximum measurements))

En-suite Bathroom2.67m x 1.70m (8'9" x 5'7")

Bedroom Three5.26m x 4.42m (17'3" x 14'6")

Bathroom3.33m x 3.25m (10'11" x 10'8")

Lounge Diner7.52m x 3.86m (maximum measurements) (24'8" x12'8" (maximum measurements))

Kitchen3.40m x 1.70m (11'2" x 5'7")

Boiler Room/Utility Room1.83m x 1.65m (6'0" x 5'5")

Bedroom One4.62m x 4.06m (15'2" x 13'4")

Bedroom Two4.17m x 3.45m (13'8" x 11'4")

Bedroom Three3.99m x 2.84m (13'1" x 9'4")

Bathroom3.48m x 2.84m (11'5" x 9'4")

Your Move Ian McCarthy is the trading name of Coastal & Country Properties Limited, registered company number 6453306, registered office 34 High Street Sutton on Sea Lincolnshire LN12 2HB . Your Move Ian McCarthy is an independentlyowned and operated business, operated under licence from your-move.co.uk Limited

IMPORTANT NOTE TO PURCHASERS: We endeavour to make our sales particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representationor fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All measurements have been taken as guide to prospective buyers only,and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed. If you require clarification or further information on any points, please contact us, especially if you are travelling some distance to view. Fixturesand fittings other than those mentioned are to be agreed with the seller.

*Source: Hitwise Nov 2011.**Calls may be recorded and/or monitored for training and/or security purposes.

Ian McCarthy

34 High Street, Sutton-On-Sea, Mablethorpe, Lincolnshire, LN12 2HBtel: 01507 441066 **email: sutton-on-sea@your-move.co.ukwww.your-move.co.uk - The UK's most visited estate agency website*