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The Shepherd's Cottage, Brinkhill, LN11 8QY
Guide price £695,000 | 4 bedrooms

Property features

• Exceptional detached cottage with land
• Constructed in 1999 (See EPC Graph)
• 2.75 acre grounds (STS)
• Oak-framed triple garage, timber double stable
• Detached Workshop with loft
• Scenic countryside setting in the Wolds
• 4 good bedrooms, 2 bathrooms, shower room
• Superb beamed sitting room and living kitchen
• oil underfloor CH system, Oak-framed DG windows
• A special country home

A rare and truly exceptional opportunity to purchase a very special home with land in the scenic Lincolnshire Wolds. Constructed in 1999, this unique and meticulously maintained detached country cottage stands in grounds of 2.75 acres (subject to survey), to include formal gardens and grass paddocks to the rear. The four-bedroom accommodation combines character with modern living and efficiency whilst the versatile outbuildings comprise an oak-framed triple garage, a modern timber double stable and a solid-built workshop or further double garage with loft over with potential to convert into an annexe, holiday cottage or home office (STP and Building Regulations)

Directions From Louth take the A16 road south and travel for around 8 miles. After passing through the village of Burwell, proceed up and over the hill and look for the first right turning to Ketsby. Take this turn and follow the lane until the eventual crossroads, then carry straight on passing the Massingberd Arms country pub on the left. Take the first left turning towards Brinkhill and follow the lane into the village. Carry on through the village centre and towards the outskirts where the Shepherd's Cottage will be found standing back on the left side.

Location Brinkhill is highly regarded in the area due to the scenic surrounding hills and vales of the Lincolnshire Wolds - an area designated as being "of outstanding natural beauty". The village has a very long history and was mentioned in the Domesday Book when it was known as Brincle with 26 households - considered quite large at the time. The land was then held by Earl Hugh as part of the Greetham land and the moated site within the grounds of the Moat House is a scheduled monument, being one of three moated sites within a 400 metre radius in the village and thought to have been the site of a manor house. Brinkhill nestles within the surrounding hills and is well positioned for three market towns - Louth to the north, Horncastle to the west and Spilsby to the south. There is a smaller market town to the east in Alford beyond which the Lincolnshire coast is about 13 miles away from the village at its closest point. The market towns provide a variety of shopping and recreational facilities together with the highly regarded King Edward VI and the two Queen Elizabeth grammar schools in Louth, Horncastle and Alford respectively. The major business centres are located in Grimsby, Lincoln and Boston. There are some superb walks across the Lincolnshire Wolds and equestrians will enjoy bridleways leading for several miles from Brinkhill towards Tetford on the west side and towards Calceby on the east side. There are also many country lanes with wide verges suitable for hacking.

The Property As you drive past this property, and glance at the thatched cottage with lime rendered walls and an attractive contrasting brick faced 2-storey rear wing, you could be forgiven for thinking this to be a 17th or 18th Century, original and seemingly modest cottage enlarged over time by a Victorian or Georgian extension and some immaculate outbuildings. This theme was indeed the carefully considered aspiration of the architect when designing the house for construction in 1999.

Positioned in the heart of the scenic Lincolnshire Wolds countryside in this particularly sought-after village, the Shepherd's Cottage combines the unique character of a Period country home with the benefits of modern living. The handsome exterior belies the rendered and brick faced insulated cavity walls and the contemporary underfloor oil-fired central heating system with multiple thermostatic controls for individual room heating. This country home has been cherished and meticulously maintained to the highest standards by the present owners. The reed-thatched roof over the front section of the building was last surveyed by a specialist in 2016 and a new ridge was completed as recommended and the remaining thatch was cleaned. Over the brick faced rear wing, the roof is a pitched timber design covered in clay pan tiles and featuring twin Rosemary tile-hung, pitched-roof dormers to each side elevation.he windows are an exceptional feature, constructed with solid oak fames and multi-pane, double-glazed units comprising horizontal sliding (Yorkshire) sashes with oak peg locking in closed and ventilation positions within the thatched part of the building and side opening, oak-framed casements in the rear wing.

The main door is in beautiful varnished solid oak while the rear painted, and part-glazed stable door is also of hardwood construction. The character of the interior is appropriately enhanced by distressed oak ceiling and roof beams, wall pillars and full-height step to ceiling oak pillars by the staircase.

The accommodation includes entrance and inner hallways, a spacious beamed living and dining kitchen with an exceptional contemporary range cooker, two bathrooms and shower room, four spacious bedrooms, a beamed sitting room with fireplace and stove and a utility kitchen.

The grounds are equally immaculate, extending to 2.75 acres in total (subject to survey), to include formal gardens, two lush pasture paddocks, a wide sweeping driveway with generous turning and parking areas, an oak-framed triple garage and a solid built workshop which could be used as a further double garage if required, with loft over.

The workshop building has insulated cavity walls and a pitched clay-pan tiled roof thereby providing potential for conversion into an annexe, holiday cottage or a base in which to work from home, all subject to obtaining planning permission/building regulation consent as required

The present owners have recently had two modern timber stables constructed and these open onto a turn-out area and face the paddocks. The land provides potential for grazing, equestrian, horticultural, hobby-farm or leisure use, all subject to obtaining planning permission as required from the local authority. (NB pigs to be excluded from the easternmost land by covenant)

Accommodation (Approximate room dimensions are shown on the floor plans which are indicative of the room layout and not to specific scale)

Ground Floor

Main Entrance On the west facing side elevation where a solid oak ledged, braced and framed door with outside wall lantern adjacent, opens into the:

Entrance Hall Hand-made terracotta tiled floor with a polished and sealed finish, oak pillared side screen to the staircase leading to the first floor and three-pane French doors opening onto the gravel patio area at the rear of the cottage. Two oak ceiling beams, six LED ceiling spotlights and smoke alarm. Oak ledged latch doors leading to the sitting room and living-kitchen.

Sitting Room A beautifully proportioned room with a substantial brick feature fireplace having herringbone patterned brick hearth and an inset cast iron multi-fuel stove with heavy oak beam mantle over. A characterful room with an oak cross-beamed ceiling, hardwood flooring, four windows positioned on the front and side elevations, three ceiling spotlights and table lamp circuit with wall switch.

Living and Dining Kitchen Equal in proportion to the sitting room and also having a feature cross-beamed ceiling this room has a range of bespoke hand-made kitchen units finished in pale green with polished oak block work surfaces and an inset double white ceramic Belfast sink with chrome mixer and filter taps. The kitchen units comprise base cupboards, drawers including a deep pan drawer, an open bookshelf unit with drawer beneath, wall cupboards and a glazed double display cabinet.

Everhot 150i marine blue enamelled range cooker with stainless steel top covers having traditional chrome coil handles. Boasted as "the height of technology and classic design", this range cooker has three independently controlled ovens (roasting, baking and slow cooking), an additional plate warming oven, cast iron hot and simmer plates and a three-zone induction hob. The digital controls are neatly concealed behind the centre enamelled door.

The range is set into a brick pillared surround with oak beam and concealed LED spotlights over, together with a Vent Axia extractor fan system to the ceiling. Separate black ceramic Smeg induction hob close to the French doors which open onto the gravelled dining patio beyond the kitchen. Two of the base cupboards house a refrigerator and dishwasher. Amtico oak-effect floor covering, two windows, ten LED ceiling spotlights with two switches and oak ledge door with latch from the hallway.

Rear Hallway Built-in double cupboard with painted panelled doors, shelving for shoes, and also containing the electricity consumer unit with MCB's. Beaded pine ledged door with latch from the entrance hall and hardwood painted part-glazed stable door to outside. Cream painted dado panelling, quarry tiled floor, two LED ceiling spotlights and smoke alarm.

Utility Kitchen An excellent size, this practical room has an ivory coloured range of units with dark woodblock-effect work surfaces. The units comprise base and wall cupboards and there are double doors to a large cylinder cupboard containing the slimline insulated hot water cylinder with immersion heater and linen storage compartments. Recesses for tumble dryer, together with plumbing for washing machine.

Astracast textured single drainer sink unit with chrome mixer tap, five LED ceiling spotlights, ceiling extractor fan and Worcester oil-fired central heating boiler providing the underfloor central heating throughout the property and domestic hot water. Quarry-tiled floor extending through from the rear hallway and pine beaded ledged and braced door with latch handle.

Shower Room White suite comprising Heritage slender pedestal wash hand basin with chrome lever taps and low-level WC with oak seat. Step up to a spacious ceramic-tiled shower cubicle with sliding glazed screen door and side panel, mosaic feature centre tiling and rebated shower mixer unit with handset, together with LED spotlight over. Three further LED ceiling spotlights, Xpelair extractor fan and cream painted dado panelling. Electric panel wall heater and quarry-tiled floor.

First Floor

Landing A spacious area with split-level floor, seating and study areas, base cupboard housing the first-floor underfloor heating manifolds and angled double doors to a further built-in store cupboard. Window on the side elevation presenting views over the neighbouring grass paddock and countryside beyond.

Two ledge doors open onto the separate independent steps which lead up to the two attic rooms above. Oak-pillared balustrade to the stairwell creating a gallery adjacent, exposed oak pillars, beams and roof timbers and a part-sloping or Welsh ceiling which features in typical cottage style throughout the first-floor accommodation. Six LED ceiling spotlights, two smoke alarms and ledge doors with latch handles leading off to the bedrooms and family bathroom.

Bedroom 1 (rear) A double bedroom enjoying views from the windows positioned to the side and rear elevations across neighbouring farmland, over the grass paddocks which belong to the property and up to the hillside beyond. Four LED ceiling spotlights, exposed beam and part-glazed painted door to the:

En Suite Bathroom White suite of Heritage pedestal wash hand basin, low-level WC with oak seat and panelled bath with shower fittings to the chrome and white lever mixer tap. Coloured dado panelling, white wall medicine cabinet and four ceiling LED spotlights.

Bedroom 2 (front) An extremely spacious double room which is L-shaped overall with exposed oak rafters and collar beam, Yorkshire sash window to the side elevation and an unusual shaped multi-pane dormer window on the front elevation. There are three ceiling lights and this room also enjoys views over the open countryside to the side of the cottage.

Bedroom 3 (side) A double bedroom with oak rafter beams, two ceiling beams and a Yorkshire sash window overlooking the side garden. Two ceiling lights.

Bedroom 4 (front) A smaller double or good size single room which also features a matching multi-pane shaped dormer window as in bedroom 2. Ceiling spotlight and oak rafter and collar beams. This bedroom presently serves as a dressing room for the present owners

Family Bathroom With a step up from the landing and having a white suite with pale blue painted dado panelling and matching side panel to the bath fitted with lever tap. The suite also includes a low-level WC and pedestal wash hand basin by Heritage. Recessed ceramic tiled and glazed shower cubicle with feature centre mosaic panel, wall recessed shower unit with handset and spotlight over. Extractor fan, four LED spotlights and window to the side elevation. From the landing, two ledge doors open onto independent open tread steps which lead up to the

Two Attics Particularly useful for storage (approximate dimensions measured to the base of the roof slope are shown on the floor plans) and even these areas are full of character with high pitched roof slopes, rafters and infill panelling painted white, wall spot-lighting and power points together with small oak dormer windows set into the rear thatched slope. The eastern attic has an alcove with a low doorway into the 6.45m long rear wing roof void which is boarded and also fitted with light and power points all providing even more storage space.

Outbuildings

Oak-framed triple Garage With timber panelled walls to three sides, pitched timber roof structure covered in clay pantiles and featuring a long cat-slide roof to the rear, brick plinth, single 5-bar gated garage or tractor shed and twin double doors to the double garage adjacent. Electricity consumer unit with MCB's, power points, LED floodlights to the ridge and feature oak pillars, beams and arched braces. There is a water point for hose to the rear.



Timber-built Stable Block Comprising two spacious loose boxes, corrugated fibre roofing, deep canopy over a concrete-paved apron at the front with exterior lighting and louvre ventilation to each end of the building. The boxes are lined with plywood and have rubber matting. Exterior light switches and power point adjacent.

Detached Workshop or further Double Garage with rendered and timber-clad cavity walls beneath a high-pitched clay pan tiled roof and having consumer unit with MCB's, power point, sensor strip lighting and a long work bench. Colour-washed inner walls, painted concrete floor and a pair of ledged, braced and framed double doors. Ladder access up to the Loft over with double-glazed gable window, matchboard roof panelling, strip light and full-length shelving.

This building would lend itself to a possible conversion into a base for home working, a holiday cottage or annexe, subject to Local Authority permissions as may be required.

The Grounds The property is entered through double timber five-bar gates from a block-paved entrance bay with inset picket fencing and continues in gravel to a block-paved forecourt in front of the oak-framed garage.

The driveway then sweeps around the rear of the cottage providing spacious parking and turning areas whilst also giving access through a timber five-bar gate to the turnout paddock at the rear of the stable block which in turn has a five-bar gated access onto the first of the two grass paddocks.

There is a mainly lawned garden extending around the front and side of the cottage, screened by conifer hedges with flower and rose beds and a raised York stone paved pathway leading across the front of the property. The side garden has picket fencing at the rear to the workshop/garage and there are numerous mature trees extending around the perimeter with three miniature box hedges close to the property.

A gate opens into the gravel patio area by the kitchen and there is a modern oil-storage tank for the central heating boiler positioned in a fenced enclosure, together with a further outside tap. Timber-built terraced herb and vegetable garden close to the patio. Timber log store at the side of the stable block, hardstanding area for trailer and further mature trees with screen hedges extending around the turnout paddock.

The two grass pasture paddocks slope up gently from the rear garden, separated by a public pathway that leads across the Wolds and this has been fenced or hedged to each paddock with gate access. There is a water supply into the first larger paddock.

In total, the grounds extend to approximately 2.75 acres (subject to survey)

Viewing: By appointment through the sole agent.

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 are not to specific scale and approximate boundaries are indicated by the red lines on aerial images based on information supplied and are subject to verification by a solicitor at sale stage. We are advised that the property is connected to mains water and electricity whilst drainage is to a private system, but no utility searches have been carried out to confirm at this stage. The property is in Council Tax band E.
 

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