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Cotes Grange Farmhouse, South Elkington, LN11 0SJ
Offers in excess of £675,000 | 5 bedrooms

Property features

• Substantial detached farmhouse
• 16.84 acre grounds (STS)
• Extensive versatile outbuildings
• Superb large south gardens
• Paddocks, wooded copse and wildlife pond
• Set in the folds of the Wolds
• Well back from the Louth to Market Rasen road
• 5 bedroom character accommodation
• Elegant hall and landing
• 3 receps, study and farmhouse kitchen

A substantial detached farmhouse of character and imposing stature nestled in the folds of the Lincolnshire Wolds with south views across a beautiful, large mature garden and having 16.84 acre grounds (STS) including pasture paddocks with potential for equestrian, horticultural, self-sufficiency or leisure use, and extensive outbuildings including a large former agricultural stock shed and tall brick barn with potential alternative use (all subject to PP). The entire farm is available to purchase, the farmhouse as described here forming Lot 1. Lot 2 comprises 147.91 acres of Arable Land with Crop Store and Yard. Lot 3 comprises 325.2 acres of Arable Land and Hardstanding (all STS). Details of the whole available on request.

Directions From Louth take the A631 towards Market Rasen keeping right at the fork just after the by-pass roundabout. Follow the road through South Elkington, pass the post office/shop on the left ang go up the hill onto the Wolds. At the crossroads continue for nearly a mile and then turn left onto the unmade lane by the two semi-detached cottages - this leads down to the farmhouse.

The Property This substantial farmhouse is understood to conceal its humble origins as a small cottage from the 17th Century within the existing structure, which has developed by various extensions and alterations during the 1700's and early 1800's. The principal walls are of brick construction under pitched concrete tiled main roof structures and there is partial double glazing while heating is by an oil central heating system.

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 Front Entrance with wide, heavy part-glazed front door having arched panes to:

Entrance Porch With quarry-tiled floor, arched window to each side elevation and an inner part-glazed, three-pane door to the:

Entrance Hall An elegant reception area with a sweeping return staircase having white pillared balustrade and hardwood handrail to the upper first floor landing with two quarter landings, the second having a part-glazed door onto the rear lower landing. Night store heater, radiator and nine-pane glazed door with two steps down to the inner hallway.

Drawing Room An elegant reception room with a Minster stone fireplace having open grate and a deep bay on the side elevation with multi-pane French doors and steps down onto the main garden. Large twelve-pane sash window on the front elevation. Double radiator, tall ceiling with picture rail, rose to ceiling light point and two wall light points.

Dining Room Of equal proportions to the drawing room, with high ceiling having picture rail, ornamental rose and a brick fireplace which is arched over an open grate with quarry-tiled hearth and brick plinths. Decorative wall frieze panels, large radiator and night store heater. Large twelve-pane sash window to the front elevation.

L-Shaped Inner Hallway Nine-pane, part-glazed door on the side elevation from the main garden and second staircase with pine pillared balustrade leading up to the lower rear landing. Under stairs store cupboard and stripped pine doors to single and double recessed shelved cupboards. Further stripped pine door to a cylinder cupboard containing the first foam-lagged hot water cylinder with immersion heater. High-level enclosure with electricity consumer unit having MCB's and the electricity meters. Natural or stripped pine doors leading off. Cloakroom/WC- white suite comprising low-level, dual-flush WC, small pedestal wash hand basin, radiator and double-glazed window.

Study A good size with a built-in range of furniture finished in oak and comprising two tall cupboards, base double cupboard with drawers and glazed display cabinet with corner shelves. Side nine-pane sash window providing views across the garden, radiator and switch for lights within the glazed cabinet.

Family Room or Snug A cosy room with a brick fireplace and hearth, having timber mantle beam and an inset cast iron log-burning stove; alcove to the side with quarry-tiled base and surround, two pine display shelves and TV point adjacent. Radiator and nine-pane sash window, again overlooking the garden. Full-width ledge shelf above a base wall which is reputedly part of the oldest section of the house dating back to the 1600's.

Farmhouse Dining Kitchen A spacious room fitted with an extensive range of kitchen units with ample space for dining table, rear double-glazed window and double-glazed French doors onto the main patio and garden. The units are finished in oak and comprise base cupboards and drawers, dresser unit with miniature drawers, glazed cabinets and centre shelves, a range of wall cupboards with corner shelves and pelmet with downlighters over the acrylic one and a half bowl sink unit. Feature brick wall within which a Neff electric double oven is set and there is a separate four ring Balmatic LPG hob with cooker hood set into a canopy over. Recess with Miele dishwasher, Panasonic microwave oven set into a recess above and island unit with corner shelves and further base cupboards. Stripped pine ceiling beams and two ceiling light points, together with a wall light point and pelmet lights beneath the wall units. Double radiator, log-burning stove and ample space for a free-standing fridge/freezer if required. Ceramic-tiled floor.

Utility Room With built-in units finished in white comprising base cupboards, corner wall cupboards, roll edge granite-effect work surfaces with slate-effect splashbacks and an inset black acrylic single-drainer sink unit with ornamental mixer tap. Recess with plumbing for washing machine, recess for an under-counter refrigerator and double-glazed window on the side elevation, together with a part-glazed door to the rear porch. Camray 3 oil-fired central heating boiler with integral programmer. Slate-effect ceramic-tiled floor and part-glazed pine door with step down from the rear hallway.

First Floor Front Upper Landing An elegant area with pillared balustrade and mahogany handrail extending to form a gallery above the stairwell and a moulded dado rail also extending around the room from the staircase. Moulded picture rail and feature octagonal internal lantern set into the ceiling, borrowing light from a skylight panel above. Four-panel doors lead off to the box room and the two main reception rooms.

Bedroom 1 A spacious double bedroom with an ornate fireplace having a working open grate and finished in black with polished metal decorative features. Large twelve-pane sash window to the front and side elevations presenting superb views across the Wolds and two tall designer modern radiators. Stripped pine floorboards.

Bedroom 2 Also having stripped pine floorboards and a superb size with a twelve- pane sash window enjoying views across the fields to the front of the property and a smaller double-glazed window on the rear elevation. Cast iron ornamental fireplace set into a pine pillared frame with moulding. High ceiling with moulded picture rail, double radiator.

Box Room Potentially a small occasional single bedroom, there area two feature arched windows above the entrance porch below which enjoy the same views as the two principal bedrooms. Oak-effect parquet-style floor covering and radiator.

Rear Lower Landing An impressive long landing with the steps leading up from the rear hallway to one side and a child safety gate. Trap access to the roof void. A pine four-panel door opens into a walk-in deep store cupboard with shelving and light. Opposite is the first floor:

Bedroom 3 (rear) Presently used as the master bedroom, this spacious L-shaped double room has a high ceiling with picture rail and moulded rose to the ceiling light point. There is a double-glazed rear window, two radiators and a folding six-panel door to the:

En Suite Shower Room With a wide ceramic-tiled shower cubicle having glazed door and side screen, thermostatic power shower with handset, white suite of low-level WC and vanity wash hand basin with three drawers beneath and a mirror-fronted wall cabinet over. Ceramic-tiled walls and combined white radiator and ladder-style towel rail. Extractor fan and electric wall heater.

Bedroom 4 A double bedroom with a twelve-pane sash window enjoying superb views across the main garden towards the slopes of the Lincolnshire Wolds beyond. Two painted wall shelves, radiator, picture rail and ceiling rose to the light point.

Bedroom 5 A further double bedroom, also having a twelve-pane sash window with views as from bedroom 4, picture rail and a low four-panel pine door into a small dressing room with eight-pane sash window and single and double doors to built-in wardrobes.

Bathroom White rope-effect suite comprising pine panelled bath with chrome mixer taps and shower fittings and a shaped pedestal wash hand basin. Decorative ceramic-tiled walls to full height, extractor fan, radiator and shaver light. Built-in pine cupboard containing the second hot water cylinder with shelving at the front. Three spotlights to ceiling fitting and part-glazed pine door with two steps down from the landing. Double-glazed window to the side elevation.

Separate Toilet Containing a white low-level WC, pine dado panelling and a side window. Step down from the landing.

Grounds Frome the unmade lane to the farm, the house has a gravel tree-lined driveway around the north wall to a spacious forecourt around a fountain with ample parking and turning space, though there is a further parking area on the west side of the house with access off to the attached Carport around 5.6m x 4m including large brick piers. Small integral store on the north side of the house. The photos clearly illustrate the large formal gardens mainly positioned on the south side, enjoying the sun throughout the day with Lawns, borders, mature trees water features and hedges. A wide terrace is a perfect vantage point to enjoy the views with a pergola over the south doorway into the inner hall. (NB the pond bridge is not included). Beyond the formal gardens are the grass paddocks to north and south as shown on the site plan and below the main garden is a wildlife pond and wooded copse.

Outbuildings There is a range of garden outbuildings close to the house including greenhouse, general and wood-stores. To the west there is a substantial brick and box-profile roofed Barn of two storey height approximately 18m x 5.75m internally with ladder to partial first floor over. Connecting door to a steel portal framed Agricultural Building approximately 17.25m x 22.5m internally with brick, concrete and cladding sides under a corrugated roof. Beyond is a crew yard with single storey brick and corrugated and lean-to stores. Further open fronted Implement Store.

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. Plans are not to specific scale and approximate boundaries are indicated by the red lines on aerial images and subject to verification by a solicitor at sale stage. Mains electricity and water via sub-meters 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. EQST FMLD RUPR

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