Compass Estate Agents

Kiln Hill
Ludford
Lincolnshire
LN8 6AE

Selling Price: £239,000 Freehold

A well presented and spacious detached three bedroom cottage situated on a quiet lane, nestling in the Lincolnshire Wolds, designated as an Area of Outstanding Natural Beauty along with its lovely walks, (AONB's have been described as the jewels of the English landscape). Part of the Viking Way route also passes through the village. Ludford itself has a village primary school, church, two public houses and playing fields, is within easy reach of the market towns of Louth and Market Rasen which offer a wide choice of retail outlets, banking, schooling and leisure facilities, such as a race course plus an "east line" train station. There are good road networks to the other surrounding towns and villages, including the historic city of Lincoln, Horncastle's antique shops, port of Grimsby, the Humber bank and Humberside Airport. The M180 and A1 road links are also within commuting distance. The property benefits from Upvc double glazing and solid fuel central heating and briefly comprises: entrance, entrance foyer, breakfast room, kitchen, arched walkway, lounge, dining room, study, cloakroom, landing, three bedrooms, bathroom, detached double garage and garden.

ENTRANCE:
Covered entrance with courtesy lantern, hardwood multi glazed door into,

ENTRANCE FOYER:
Oak block parquet, covered radiator, recessed down lighting to ceiling, staircase to upper floor, door into,

BREAKFAST ROOM: 4.17m (13ft 8in) x 2.24m (7ft 4in)
Upvc double glazed window to front aspect, double central heating radiator, feature beams and coving to ceiling, feature arch to,

KITCHEN: 3.1m (10ft 2in) x 2.82m (9ft 3in)
Upvc double glazed window and door to rear aspect, range of white fronted wall and base units with contrasting work tops, inset resin sink unit comprising one and a half bowl, single drainer and mono mixer tap, integral ironing board, LPG leisure range master, four gas rings electric griddle and hot plate, two gas ovens and one gas grill, extractor and light over, Samsung American style fridge freezer, plumbing for washing machine, splash back to work areas, ceramic tiled floor, recessed down lighting to kitchen,

ARCHED WALK WAY:
Under stairs store area, recessed down lighting,

LOUNGE: 4.14m (13ft 7in) x 3.45m (11ft 4in) into chimney recess
Upvc double glazed window to front aspect, fire place with wood beam and tiled hearth, coving to ceiling, central heating radiator, feature arch to,

DINING ROOM: 3.38m (11ft 1in) x 3.02m (9ft 11in)
Dual aspect views to rear elevation via Upvc double glazed window, to side elevation via Upvc double glazed French style doors, serving hatch to kitchen, central heating radiator, coving to ceiling,

STUDY: 2.36m (7ft 9in) x 2.31m (7ft 7in)
Dual aspect views to front elevation via Upvc double glazed window and Upvc double glazed French style doors to side elevation, central heating radiator, laminate wood floor, door to boiler room with floor mounted Trianco solid fuel hopper fed central heating boiler, shelving and door to,

CLOAKROOM: 1.7m (5ft 7in) x 1.35m (4ft 5in)
Upvc double glazed window to rear aspect, modern two piece suite comprising vanity wash hand basin with cupboards under, close coupled wc with vanity top, tiling to walls and floor, recessed down lighting, central heating radiator,

LANDING:
Upvc double glazed window to rear aspect,

BEDROOM 1: 4.17m (13ft 8in) maximum x 3.17m (10ft 5in) maximum
Upvc double glazed window to front aspect, central heating radiator, door to walk in over stairs wardrobe, airing cupboard housing hot water cylinder and shelving,

BEDROOM 2: 3.28m (10ft 9in) x 3.05m (10ft 0in)
Upvc double glazed window to rear aspect, central heating radiator, telephone point,

BEDROOM 3: 4.11m (13ft 6in) x 2.13m (7ft 0in)
Upvc double glazed window to front aspect, central heating radiator, access to loft,

BATHROOM: 3.1m (10ft 2in) x 2.03m (6ft 8in)
Upvc double glazed window to rear aspect, modern white four piece suite comprising paneled bath, vanity wash hand basin with vanity area and cupboard below, close coupled wc, Daryl shower cubicle in stainless steel and safety glass door and side panel, Triton Aspirante shower unit, extractor and light over, fully tiled walls and floor with under floor heating, central heating radiator, recessed down lighting, ceiling shower socket,

EXTERNALLY:
GARAGE 17' 4" x 15' 6"
Detached double garage, double wooden doors, Upvc window and courtesy door to side aspect, work space area, access to fuel bunker, eves storage, power and light plus external lighting, store area to rear, and off road parking for two vehicles to front,
WOODEN GARDEN SHED
Window and door to side aspect with septic tank cover to front,
GARDEN
Dwarf brick wall to front boundary, pathway to front entrance door and graveled pathway to side and rear of property. Gardens are very well stocked with various flowering shrubs and plants, to the side of the property is a raised patio area leading to the French doors and into the Dining Room. Steps lead to a paved terraced area with brick dwarf wall to the rear boundary, fencing and wooden gate gives access to the side of the property; a bark chipped pathway leads to the detached garage and in turn to the garden shed. There is a stream that runs along the rear of the property (head of the River Bain).

EXTERNALLY 1:

EXTERNALLY 2:

EXTERNALLY 3:

TENURE: