From St. James Church proceed south along Upgate and continue to the traffic lights, turn right here onto South Street and then follow the road as it merges into Horncastle Road. Continue to the top of the hill and a short distance after the brow, South Vale will be found on the left side. The Property
This highly impressive brand-new detached family house is reaching the closing stages of construction by a local building firm - Langley Homes - this firm is also constructing the fourth house to the west of South Vale. The property is of efficient design with brick-faced insulated cavity walls under a tiled roof and traditionally styled uPVC double-glazed sash windows, a number of which afford an inner tilting capacity for easy cleaning and ventilation. There are contrasting front and rear elevations, the former presenting a traditional farmhouse style façade through mature trees to Horncastle Road whilst the rear elevation incorporates bi-folding aluminium framed French doors from both the living/dining area of the kitchen and the lounge. These effectively flood the living areas with light and each opens the accommodation onto a full-width sandstone patio combining the interior and exterior for summer entertaining.
Elevated above the scenic countryside to the rear, the house enjoys wide sweeping views across the good size lawned main garden from the south east to the south west, over a vale of the Lincolnshire Wolds and towards rising hills beyond. The sun travels across the rear of the house throughout the day before finally illuminating the front elevation and the views from the rear windows and garden. The four houses are approached from a single entrance on Horncastle Road and a shared driveway. South Vale has an ample granite stone-gravelled parking area and an integral double garage with remote-control motorised door.
The house is well specified and will include a Symphony fitted kitchen with appliances and extensive base, wall and island units. Further base units with sink, space for dryer, space and and plumbing for washing machine and a water softener in the utility room adjacent. Close by is the cloakroom/WC. Prior to installation of the builder's choice there will be the potential to choose bathroom/shower room suites and wall tiling within a generous PC sum from the allocated suppliers. Floors will have a combination of coverings to include carpet, Karndean or similar flooring to the hallway, living kitchen and utility areas and ceramic floor tiling to the bath/shower rooms and cloakroom.
Heating is by a gas-fired central heating system with zone controlled under ground floor heating and traditional first floor radiators, together with a pressurised hot water system and under-floor insulation. The large reception hallway features a staircase finished in oak which separates from a centre quarter landing to the two first floor wings of the house and has an oak balustrade complementing the internal doors which are also finished in oak. The house will also have an alarm system, LED downlighting to a number of the rooms, extensive ethernet cable wiring and the sockets and switches will have a brushed chrome finish on the ground floor and a white finish on the first floor. A TV aerial will be fitted and there will be a £1,000 PC sum allowance to choose a cast iron wood-burning stove for the lounge fireplace from the builder's supplier. Accommodation
(Approximate room dimensions are shown on the floor plans which are indicative of the room layout and not to specific scale. The floor plans and description below are based on the plans which have been provided by the developer). Ground Floor
Composite six-panel front door set in a double-glazed surround to: Reception Hallway
A spacious entrance area which is open to full two-storey height and dominated by a fine central staircase separating from a quarter landing and leading to both east and west wings. Doors lead off the hallway on each side to the living/dining kitchen and to a: Sitting Room/Family Room
A versatile room at the front of the house with a large front window and providing potential for use as a spacious study, a possible ground floor bedroom if required or an additional reception room
Open Plan Kitchen, Living and Dining Room
A hugely impressive living area enjoying some wonderful panoramic views across the rear garden towards the Wolds countryside beyond and enjoying additional light from the three double-glazed skylight windows above the sitting area. CGI images of the proposed kitchen range, positioning and style are included within the details above together with the proposed unit and appliance layout, which has been designed to include a built-in complementary window seat to the front. A drinking water supply will be piped to a connection point for an American style fridge freezer.
This room can be combined with the wide south-facing patio and garden by virtue of a 5.85m wide range of bi-folding French doors. Double doors lead through from the dining area to the: Lounge
An excellent reception room with a cast iron log burning stove set into a fireplace and having 3.4m wide bi-folding French doors onto the patio at the rear. Utility Room
With base cupboard units, sink unit with drinking water tap, water softener, plumbing for washing machine and space for tumble dryer. Doors leading to outside, to the adjoining garage and to the: Cloakroom/WC
White suite of wash basin and low-level dual flush WC. First Floor
The staircase branches to give access to landings
on the east and west side of the house which in
turn lead to the bedrooms and family bathroom. Master Bedroom
Positioned within the rear wing of the house, this spacious double bedroom has two windows on the rear elevation presenting stunning views across the Wolds countryside to the south and a good size Walk-through Dressing Room
with built-in wardrobes and a connecting door to: En Suite Shower Room 1
Spacious shower cubicle with low level access, white low-level WC, wash-basin with splashbacks and a chrome ladder style radiator/towel rail. Guest Bedroom 2
This spacious double bedroom is positioned in the west wing of the house with a large dormer window on the rear elevation presenting superb views as from the master bedroom. The room is approached from the west landing with steps down and has a connecting door to: Ensuite Shower Room 2
Spacious shower cubicle with low level access, white low-level WC, wash-basin with splashbacks and a chrome ladder style radiator/towel rail. Double-glazed skylight window. Bedroom 3
A double room positioned at the rear of the house with views out to the south. Bedrooms 4 and 5
Double bedrooms positioned at the front of the house. Family Bathroom
Centrally positioned with access from the east landing, the family bathroom has a window to the rear elevation and will include a corner built-in shower cubicle in addition to a feature bath and white suite of wash-basin and low-level dual flush WC. Chrome ladder style radiator/towel rail. Integral Double Garage
with two rear windows and remote control-
motorised up and over door. Outside
Ample parking area at the front, lawned front garden beyond the shared driveway and mature trees forming a screen to the road. Large rear garden laid to lawn with post-and-rail fencing and steps down from the wide sandstone paved sun terrace along the full width of the house. Pedestrian access to each side. Location
Louth is a popular market town with three busy markets each week, many individual shops, highly regarded primary, secondary and grammar schools, and many cafes, bars and restaurants. Grimsby is approximately 16 miles to the north whilst Lincoln is some 25 miles to the south-west.
Louth has a recently completed sports and swimming complex, many local clubs, athletics and football grounds, tennis academy and courts, golf and bowling with attractive parks on the west side of town in Hubbards Hills and Westgate Fields. The town has a thriving theatre and a cinema. The coast is about 10 miles away from Louth at its nearest point and the area surrounding the town has many fine country walks and bridleways. General Information
The particulars of this property are intended to give a fair and substantially correct overall description for the guidance of intending purchasers. No responsibility is to be assumed for individual items. No appliances have been tested. Fixtures, fittings, carpets and curtains are excluded unless otherwise stated. Plans/Maps are not to specific scale, are based on information supplied and subject to verification by a solicitor at sale stage. We are advised that the property will be connected to mains gas, water and, electricity whilst drainage is to a bio-tec unit. The property is still to be assessed for Council Tax banding.