Willoughby House, Dozens Bank, West Pinchbeck

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1 BOURNE RESIDENTIAL: Willoughby House, Dozens Bank, West Pinchbeck GUIDE PRICE 695,000 Willoughby House offers a superb opportunity to acquire a detached four bedroom period house set within approximately 5.46 Acres (2.21 Hectares) with outstanding Equine Facilities including eight Stables, a Tack Room, a Fibresand Manege and four paddocks divided by wooden Post and Rail fencing. Additional Land, extending to approximately 9.33 Acres (3.77 Hectares), is available by separate negotiation.

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3 Kitchen 4.26m x 3.95m Wood laminate flooring with neutral décor. Two North and one East facing windows provide a dual aspect with views overlooking the stables and the paddocks respectively. Fitted kitchen including wooden fronted base and wall mounted kitchen units with 1.5 style sink with drainer and a brass effect mixer tap. Electric ceramic hob and two electric double ovens. Integrated appliances include an under counter fridge and an under counter dishwasher. The room benefits from ceiling mounted lights and one double panel radiator. Living Room (North) 4.51max x 4.25 Neutral carpets and décor with two West facing windows and one North facing window. The room has an open fire with wooden surround and a tiled hearth. There are two double panel radiators, wall mounted lights and shelving with storage cupboards either side of the fire place. Reception Room (South) 4.22max x 4.56 plus bay window Neutral carpets and décor with West facing bay window and a South facing window. Two double panel radiators and wall mounted lighting with an archway leading through to Dining Room. Dining Room 4.39 max x 4.23 max Neutral carpets and décor with two double panel radiators, South facing door accessing patio/seating area to the South side of the property with views overlooking the South facing garden. Dining Room View from Dining Room towards Reception Room (South)

4 Entrance Hall Access through the West facing front door into a light Hall running the full depth the property. Neutral carpets and décor with wall mounted lighting, double panel radiator and access to the under stairs cupboard. Rear Entrance Lobby 1.55 max x 2.96 The rear door opens into the rear entrance lobby. Cork tiled flooring, single panel radiator and coat hooks with storage area. Utility Room 2.45 max x 3.76 Cork tile flooring with neutral décor. Range of base and wall mounted kitchen units with additional free standing units and built-in storage. Single sink with drainer and mixer tap. Plumbing for appliances and washing machine. Cloakroom 1.20 max x 2.60 max Cork tile flooring with low level WC, fitted wash hand basin set within vanity unit and East facing window. Stairs and Landing The stairs lead directly from the front entrance hallway to a large open landing with an East facing window. Family Bathroom 1.8 max x 4.24 max Neutral carpets with part tiled and part wallpapered walls. The suite includes a fitted bath, with mixer tap and shower attachment, a corner shower cubicle, a low level WC and a pedestal wash hand basin. There is a brass effect towel warmer mounted on East wall and a South facing window. Range of ceiling mounted lights.

5 Master Bedroom 4.24max x 6.12 max Neutral carpet and décor with dual aspect South and West facing windows. Two built-in wardrobes with storage above. Wall mounted lights and three double panel radiators. En-Suite 2.93 max x 4.21 max Neutral tiled flooring and walls with painted ceiling with inset spot lights. The suite includes a fitted bath, with tiled surround, a pedestal wash hand basin, a low level WC and a large shower cubicle. There is a heated towel rail mounted on the West wall with a range of storage cupboards and one South facing window. Bedroom Two (North-West) 4.56 max x 4.26 Neutral carpet and décor with dual aspect West and one North facing windows. Built-in storage cupboard with ceiling mounted lighting. Two double panel radiators. Bedroom Three (North-East) 4.27 max x 4.00 Neutral carpet and décor with one North and one East facing window. Built-in storage cupboard and ceiling mounted lighting. Two double panel radiators. Bedroom Four (East) 3.77 x 4.08 max Neutral carpet and décor with one South and one North facing window. Built-in storage cupboards and an Airing Cupboard containing the hot water cylinder. Loft Access and one double panel radiator.

6 Double Garage 5.17 x 5.45 internally South facing window and two single up and over garage doors. The Garage benefits from lights, an electric and a water supply. Boiler Room/Store Room 4.32 x 3.08 Access leading direct from garden with a concrete floor and painted walls. Firebird 150 Oil Fired Boiler with double panel radiator adjacent. There is plumbing for a washing machine and a water softener. Garden Store 2.66 x 2.54 Double doors leading to Garden Store with North facing window and fluorescent strip light. Shelving and storage mounted on the walls. The Store benefits from an electricity supply. Garden Willoughby House is accessed directly off Dozen s Bank with gravelled and concrete driveway facility providing ample car parking. Gardens predominantly extend around the East, South and West sides of the property with well-maintained lawns, established borders and mature trees throughout. The Gardens are bordered on the East and South sides by wooden post and rail fencing and on the West side by a mature hedges containing numerous trees. There is also an ornamental pond on the South side of the property.

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9 Stables The Stable area is accessed through a pair of electric operated wooden five bar gates, which lead from the gravel front driveway. The area in front of the stables largely consists of tarmac roadways although the property includes sand walkways between the paddocks and the Manege. The property includes eight loose box stables with split wooden doors and weaving bars. Each stable has a window with an opening top section, with protective bars, and includes a feed manger racks and drainage facilities. Each of the stables measures approximately 12 ft. x 12 ft. (3.60m x 3.60m) and they all have concrete floors, block walls and lighting. Tack Room 4.10 max x 4.07 Concrete floor with block walls and fluorescent strip lighting. East facing window with security bars, low level units with single sink and drainer. Wooden door accessing WC with wall mounted wash hand basin and East facing window with security bars. Lorry and Trailer Storage Park The lorry and trailer storage park is accessed through a pair of wooden five bar gates and surrounded by privet hedges on all sides. Paddocks The grazing land at Willoughby House is divided into four paddocks with wooden post and rail fencing. The majority of the fields provide a built-in water trough. The Paddocks are surrounded on the East side by a mature hedge, on the South side by a post and rail fence, on the West side by the Stables and some additional post and rail fencing and on the North side, by a mature hedge with post and rail fencing on the inside of the hedge line. The grounds also include an area of Wetland with some ponds. This provides habitat for Fenland wildlife. Manege The property includes a Fibresand based Manege extending to approximately 20m x 40m. This is surrounded by wooden post and rail fencing and include floodlighting. Additional Land There is an additional parcel of land, which extends to approximately 9.33 Acres (3.77 Hectares) which is located immediately to the North of the property and is available For Sale by separate negotiation. The land has been used for horse grazing for a number of years and is divided into a number of paddocks with wooden post and rail fencing. The fencing has curved corners with close boarded wind breaks in the corners.

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12 TENURE Freehold SERVICES The property is served by mains electric and water. The property has the benefit of a private drainage system and an oil fired central heating system. COUNCIL TAX Band F LOCAL AUTHORITIES South Holland District 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: 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. 73b Abbey Road Bourne Lincolnshire PE10 9EN CONTACT T: F: E: bourne@longstaff.com