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Grange Lane, Manby LN11 8HF
Guide price £350,000 | 3 bedrooms

Property features

• Extremely attractive detached cottage
• New Hungarian reed roof in 2020
• Characterful open plan sitting and dining rooms
• Re-fitted contemporary vaulted breakfast kitchen
• Re-fitted bathroom on the ground floor
• Double ground floor bedroom with ensuite shower room
• Two double first floor bedrooms with low sloping ceilings
• Surprisingly large rear garden
• LPG CH system and mainly uPVC DG windows in cream
• Garden log cabin, greenhouse and shed

Directions Proceed away from Louth on the Legbourne Road and at the roundabout take the first exit along the B1200 toward the coast. Follow the road to the Manby Middlegate traffic lights and turn right along Carlton Road. Grange Lane is the first lane on the left side and the cottage will be found at the end of this lane on the right-hand side, just before the entrance to the adjoining farm.

The Property Believed to date back to the mid 1600's, this charming, detached country cottage has rendered and colour-washed walls in subtle lilac tones, and thought to be mainly of brick construction beneath a pitched timber roof structure newly covered in Hungarian reed thatch in 2020. Heating is provided by a modern LPG combination central heating boiler which is controlled via a digital remote controller and in addition there is a multi-fuel stove to the fireplace in the sitting room. Most of the windows have been replaced with new cream coloured uPVC double-glazed units, having square leaded lights.

The interior has been greatly enhanced by the installation of a stylish new fitted kitchen with appliances and breakfast bar, a newly installed bathroom and ensuite shower room to the ground floor bedroom, each having a white suite and metro-style ceramic tiled walls.

The property stands in surprisingly spacious grounds with garden positioned to the rear and potential for further residential development, subject to obtaining planning permission. There is presently a driveway to the left side of the cottage when viewed from the lane but the scope to create an additional vehicular opening and driveway to the right side if a purchaser so chooses, subject to obtaining any necessary consents from the local authorities.

Accommodation (Approximate room dimensions are shown on the floor plans which are indicative of the room layout and not to specific scale). NB the rooms feature low, beamed and part-sloping ceilings which will not suit taller individuals!

Ground Floor Attractive main entrance at the front of the property where an oak front door with decorative centre window pane and double-glazed matching side panel opens into the:

Open Plan Sitting and Dining Rooms

Featuring a wealth of character features, this spacious living area has an overall width of 7.5 metres by a depth in the region of 4.2 metres average, to include a brick fireplace with a projecting surround to a cast iron multi-fuel stove on quarry-tiled hearth. There are double-glazed windows to front and rear elevation, together with a feature circular front window with coloured lights and a superb stained-glass window adjacent to the doorway into the kitchen. On the rear elevation, cream uPVC double-glazed French doors open onto the rear patio and garden beyond.

The sitting area has a low cross-beamed ceiling with painted beams, wall pillars, posts on brick pillars and braces. Separating the sitting area from the dining area is the staircase from a raised lower plinth with pillared balustrade to one side and open-sided to the dining area.

Karndean oak-effect flooring, radiator, moulded dado rail and picture rail to the dining area. Ceiling light point and wall light points. Shelving to deep fireside alcove. The room is finished in subtle green tones with part colour-washed brick walls.

Breakfast Kitchen Superbly fitted with a range of units finished in bold dark blue tones with gunmetal grey handles and comprising base cupboards and drawer units with deep pan drawers, integrated faced Bosch dishwasher, built-in CDA washing machine and Bosch electric fan oven with a black glass induction hob over and a stainless-steel Faber cooker hood with downlighter above. Excellent bespoke built-in corner larder cupboard of generous size with rebated quadrant shelving.

Hardwood block work surfaces and breakfast bar with decorative tile splashbacks, window to the side elevation and two rear windows. White Belfast sink with chrome mixer tap. Painted feature beams, pillar and brace with outer ceiling incorporating LED downlighters. The centre ceiling has been cut away to reveal the vaulted main roof above with further exposed collar and purlin beams.

Multiple ceiling light points for long pendant fittings and decorative ceramic-tiled floor extending through a walk-through opening into the side lobby with further painted beams and a side ledged and framed door with decorative glazed panel onto the driveway adjacent. Here there is space for an upright fridge/freezer. Oak internal door with brushed steel handle to the:

Bathroom A bright re-fitted bathroom combining traditional character with contemporary fittings and including a tub bath with chrome ball and claw feet, glazed side screen and a Period-style shower mixer unit with handset on chrome wall rail together with a circular drench head above; white low-level WC and vanity wash hand basin comprising a white wash basin over grey double cupboard beneath. Two front windows fitted with roller blinds and set in ceramic tiled reveals and metro-style cream ceramic tiled walls on all sides. Ceramic tiled floor, chrome ladder-style radiator/towel rail, ceiling extractor fan and moulded ceiling feature around a recessed LED light.

Ground Floor Bedroom 1 A double bedroom approached via a lobby from the dining area adjacent and having a wall light point, radiator and window overlooking the main garden. An attractive stripped pine door with decorative coloured glazed panel opens into the:

En Suite Shower Room Re-fitted with cream metro-style ceramic tiled walls extending into a corner shower cubicle which has a Triton chrome mixer unit, handset and rail, extractor fan over and curved glazed door. White, low-level, dual-flush WC and modern vanity unit comprising a white wash hand basin with chrome lever tap over grey double cupboard with metal handles. Full-height, mirror-fronted surround concealing the combination LPG central heating boiler within. Front window in a ceramic tiled reveal.

First Floor Landing With pillared balustrade to each side of the staircase forming a gallery and deep sloping panelled ceiling with a painted finish, wall beam and exposed wall pillar. The landing area is an ideal place for a desk and study/computer area as shown in the photographs.

Bedroom 2 A spacious double bedroom with a typical cottage feel having deep, part-sloping ceilings which extend down to floor level on each side. (NB. The floor plan measurements show the room depth taken at floor level). Window to the gable, radiator and built-in double wardrobe with a single cupboard and angled top cupboard over, all painted white.

Bedroom 3 A further double bedroom also having deep, part-sloping ceilings and measured on the floor plans at floor level where the ceiling intersects with the floor.

To one side of the room there is the angled chimney breast with diagonally painted panelling to each side and there is a dormer window to the rear elevation and painted panelled ceiling. Radiator, wall light point and decorative coloured internal window to the staircase beyond.

Log Cabin Within the rear garden and to one side there is a

useful and attractive timber log cabin with approximate dimensions shown on the floor plans. This versatile and comfortable outbuilding has potential for a variety of uses from summer house to home studio or in connection with business as a home office (possibly subject to planning permission). The present owner uses this building as a garden summer house and occasionally for dog grooming. The entrance is from a veranda-style porch with part-glazed double doors and the main room has lighting, power points and its own electricity consumer unit. Top opening, multi-pane window to the front and side elevation.

Driveway When viewed from the lane, there is a driveway on the the left side of the cottage providing parking space and the potential to extend the drive into the garden for construction of garaging if required (STP). The wide frontage also provides potential subject to obtaining local authority permission. To create a further vehicular access through the wall to the right side of the cottage.

Gardens A glance at the property from the lane reveals a grass border, climbing plants and a wide gravelled forecourt, but gives little or no impression of the large mature garden stretching away at the rear. At the side there are semi-circular steps to the doorway into the side lobby by the kitchen with a small shrubbery to one side.

A hand-gate from the driveway opens onto a pathway leading into the main garden past a mature rockery with substantial stones and planting, shrubbery borders and conifer trees, before opening onto a seating area by the rear French doors. The pathway then continues to a large patio ideal for patio furniture and positioned by the log cabin. Beyond this, the garden is laid to grass with a number of trees and to one side there is a timber Garden Shed and a metal framed Greenhouse.

There is then a surprisingly large level lawn beyond tall trees with space to form a kitchen garden at the side. Applicants could investigate the possibility of development in this area subject to obtaining planning permission.

Location Manby is a sizeable and well serviced village which merges with the adjacent village of Grimoldby. Together these villages provide a local mini supermarket, Post Office, and Primary School. The market town of Louth is approximately 5 miles away and has 3 markets each week, a range of shops, highly regarded schools including the King Edward VI Grammar school, a cinema, a theatre, bars, restaurants and cafes. The area has many footpaths for walkers and the coast is just a few miles from the property at its nearest point, with access to open sandy beaches and nature reserves along the dunes. The main business centres are in Lincoln (approx. 30 miles) and Grimsby (approx. 19 miles)

Viewing Strictly by prior appointment through the selling 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/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 is connected to mains water, electricity and drainage but no utility searches have been carried out to confirm at this stage. The property is in Council Tax band B.

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