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Rosebrook Farm, Conisholme LN11 7LS
Guide price £350,000 | 4 bedrooms

Property features

• Detached family house with land and outbuildings
• Potential equestrian, hobby farm, horticultural or leisure use (stp)
• 4 good bedrooms and bathroom
• Lounge with inglenook and stove
• Reception Room/Hallway
• Kitchen with folding doors to sitting room
• Utility and cloaks/WC
• Attached range of 3 stables and stores
• Oil CH system, nearly all windows upvc DG
• Block courtyard, gardens, paddocks 3.3 acres(sts)

Positioned in the rural, coastal area of Lincolnshire, this detached family home comprises a 4-bedroom house with an attached range of stables, garage, stores and formal gardens together with grass paddocks at the rear with potential for equestrian, hobby farm, horticultural or leisure use (STP). In total the grounds extend to around 3.3 acres (STS). Generally, the property requires some improvement but has the potential to be a superb country home.

Directions The house is positioned in Conisholme and stands back from the A1031 road. Travelling north towards Conisholme on the A1031 from the larger village of North Somercotes, upon entering the village, proceed round the right bend ignoring the left turn to the church, and the house is then a few yards along, on the left side, behind the walled and gated courtyard.

The Property The main house is estimated to date back to the 1960's/70's and has brick faced external walls with a mock Tudor upper front gable, beneath a pitched concrete tiled roof. Almost every window in the house is uPVC double-glazed and heating is by an oil-fired combination boiler supplemented by a stove in the lounge inglenook fireplace.

The attached single storey buildings are estimated to date back to Victorian times and built-in brich with more recent internal blockwork, under clay pan tiled roofs. Generally the house would benefit from some improvement but has the scope to be a lovely country home with some versatile facilities and land

Accommodation Approximate room sizes are shown on the floor plans which are indicative of the room layout and not to specific scale.

Ground Floor

Brick and tiled Entrance Porch With step up and part-glazed (double-glazed) door with decorative pane into the

Entrance Hall / Reception Room A good-sized room with a staircase leading off to the first floor having a white spindle balustrade and quarter landing. This room would readily make a dining hall, sitting area or study in addition to the main reception room and the dining kitchen. There is a double radiator, beamed ceiling, smoke alarm and window on the front elevation. Electricity consumer unit with MCB's. Part glazed door with decorative panes to the kitchen and:

Lounge A well-proportioned room with a large recessed brick feature fireplace of inglenook style with timber mantle shelf, stone and timber topped plinths to either side for display or seating and a quarry tiled hearth with inset cast iron stove. Two large radiators, dado rail, coved ceiling and ceiling rose. Large window overlooking the attractive rear garden.

Kitchen Range of units finished in white with wood block effect roll edge work surfaces and comprising base cupboards, drawer units with deep pan drawers, towel rack, single drainer stainless steel sink unit and wall cupboards including a glazed double display cabinet. Built in Blomberg electric oven, four plate induction hob over and shaped stainless steel and glazed cooker hood with light above. Dresser unit with base cupboards and drawers, wine rack, glazed display cabinets, miniature drawers and cupboards. Part glazed door with decorative panes from the hallway and glazed door to the utility room adjacent. Coved ceiling, strip lights and front window overlooking the main courtyard entrance with views across open fields beyond. Folding part glazed double doors with decorative panes to:

Dining Room / Sitting Room A bright and airy room with double glazed French doors to the rear opening onto a patio and the rear garden. Open fireplace with a small white pillared surround and quarry tiled hearth. The flue will need to be checked prior to use. Double radiator, coved ceiling and two wall lights.

Utility Room With ceramic tile floor, UPVC door from outside, double base unit with a single drainer stainless steel sink unit, wall shelving and to the corner is the Worcester Greenstar Heat Slave 25/32 combination oil fired central heating boiler. Space with cold plumbing for washing machine/dishwasher and window to the rear elevation. Fuse box. Cloakroom/WC off containing a white low level WC and small rectangular modern wash-basin.

NB - The utility room is contained within a single storey side wing which is much older than the main house and the walls are affected by damp internally.

First Floor Landing Approached via the staircase from the entrance hallway with an arched display niche adjacent and opening onto a good-sized area with a feature large arched double glazed multi pane effect window to the side elevation having a low sill. Coved ceiling, radiator, smoke alarm and white six panel doors leading off to the bedrooms and bathrooms.

Bedroom 1 (rear) A spacious double bedroom with radiator, moulded dado rail, coved ceiling and a picture window presenting views across the rear garden.

Bedroom 2 (rear) A further double bedroom with a full-length range of built in cupboards having sliding doors which need to be finished cosmetically. The cupboards are separated into compartments, clothes hanging area and linen storage shelves. A repair is required to the floor close to the cupboards. Radiator, coved ceiling and rear window overlooking the main garden.

Bedroom 3 (front) A smaller double bedroom with radiator, coved ceiling and window overlooking the courtyard parking area, entrance and open countryside beyond.

Bedroom 4 (front) A smaller double bedroom or good-sized single bedroom with a window on the front elevation presenting views as from bedroom 3. Radiator, coved ceiling.

Bathroom A bright and airy bathroom with a white suite comprising panelled bath with Victorian style mixer tap with shower handset fittings, low level WC, ornate pedestal wash basin and a corner glazed and ceramic tiled shower cubicle with a shower mixer unit, drench head and sliding handset. Floor covering in the style of limed oak, painted dado panelling, wall mirror and coved ceiling. Radiator with handrail and window to the side elevation.

Outside The property is approached from a vehicular bay through a brick pillared entrance with tall ornamental wrought iron gates and a matching pillared pedestrian gate opening onto a particularly spacious block paved courtyard. This extends across the front of the property to the stable block and creates a spacious turn out area, parking area for several vehicles and access to the detached garage. There is also a lean to :

Open-sided Store at the front with clay pantile roof and brick pillars forming an ideal storage are for wheelie bins, implements etc.

The Detached Garage is brick built and has a clay pan tiled and felted, pitched roof with up and over door at the front, electricity fuse box, power point and strip light.

The Stable Block and Stores

are accessed through a wide stable door into a main well-proportioned stable with opening through to the stores at the rear and a passageway leading off to two loose boxes partitioned by low block walls with low doors and all three stable areas have shuttered window openings facing the courtyard. There is electric lighting and the stores at the rear comprise an L shaped area with rear door which also provides a walk through from the stables to the turnout paddock to the rear and there is a small separate store off.

Outside cont´d From the courtyard a wide 5 bar timber gate opens onto a tarmac and then lawned driveway leading past the side of the house with a screen door into the formal rear garden and continuing into the paddocks beyond. There is also a partly post and wire-fenced enclosure for animals.

The formal garden is laid to lawn with an established variety of ornamental trees, shrubs and bushes, a slab paved patio and apple trees to one side. A pathway leads to the rear door of the L shaped store from the stables as previously described. To one corner of the initial turn out paddock behind the outbuildings there is an oil storage tank for the central heating system. The turnout paddock opens directly into a large paddock extending across to the right and there is a further opening to the second grass paddock beyond. In total the grounds extend to approximately 3.4 acres (subject to survey)

Viewing Strictly by prior appointments through the selling agents.

Location Conisholme is a small rural village positioned close to the coast road from Grimsby to Mablethorpe. The larger village or North Somercotes is 2 miles to the south and provides local facilities to include public houses, primary and secondary schools, shops, recreational facilities etc. The market town of Louth is approximately 8 miles inland and has a further range of shops, 3 markets each week and good sporting facilities. The coastal area provides miles of nature reserves with day passes for outriding in places and beaches to the south. Main business centres are in Grimsby, Lincoln and Boston.

General Information The particulars of this property are intended to give a fair and substantially correct overall description for the guidance of intending purchases. 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 and any boundaries indicated on images are not to specific scale and based on visual appraisal - they are therefore subject to verification by a solicitor at sale stage. We are advised that the property is connected to mains electricity and water whilst drainage is to a private system. The property is in Council tax band D.

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