Old Bank Chambers, Horncastle, Lincs LN9 5HY Tel: 01507 522222 Fax: 01507 524444 E-mail: horncastle@robert-bell.org

Website: www.robert-bell.org

Village & Country

An extremely well presented and characterful three bedroom barn conversion which is very unique,

situated in a lovely location on a quiet country lane on the edge of the Lincolnshire Wolds with views of

the church to the north and attractive countryside views to the south east. The property is set in a

sheltered, enviable plot of ⅓ acre (sts), offering spacious accommodation including dual aspect sitting

room with feature fireplace.

The internal accommodation comprises: hallway, kitchen, dining area, utility, sitting room, study,

conservatory, three bedrooms, bathroom and cloakroom.

West Keal is an attractive village having a village hall and St Helen’s Church. There is a bus stop with

direct buses to Boston and Spilsby. The market town of Spilsby with its shops, leisure, social and

educational facilities is approximately 3.5 miles away.

The Spinney, Hall Lane, West Keal

Directions

Leave Horncastle on the A153 towards Boston

and continue for approx. 1 mile then take slight

left onto the B1183 and continue for approx. 4

miles. Turn right to stay on the B1183 and

continue for approx. 2 miles then turn left onto

the A155, continue for approx. 4 miles. Turn left

into Hall Lane and the property can be found on

the left hand side next to The Hall. There is a

Robert Bell for sale board outside.

Accommodation

Entered via an obscure wooden door leading into

the:

Utility 9’ 02 x 4’ 10 (3.00m x 1.47m)

Having cupboards to base level, floor standing

boiler, space for fridge freezer, stone flooring

and wooden double glazed window to front

aspect.

Dining area

A wood panelled door leads to the:

Dining Area 10’ 08 x 9’ 01 (3.25m x 2.77m)

Having wooden double glazed windows to front

and side aspects with attractive views, radiator,

phone point, multiple power points, oak effect

laminate flooring and open access with steps

leading to the:

Kitchen 15’ 07 x 9’ (4.75m x 2.74m)

Having a good selection of cupboards to both

base and wall levels including glazed display

cabinets, under cupboard lighting and ceramic

sink plus drainer inset to roll edge worktop with

appropriate splashback wall tiling. Integral

double oven, separate hob with fitted extractor

hood over, fridge and space and connection for

washing machine and dishwasher. Also having

radiator, phone point, multiple power points, oak

effect laminate flooring, vaulted ceiling with

exposed beams and wooden double glazed

window to side aspect.

Kitchen

A glazed wooden door leads to the:

Hallway

Having multiple power points, laminate flooring,

airing cupboard housing the hot water cylinder

and appropriate linen shelving and wood

panelled doors leading off to:

Cloakroom

Having low level wc, wash hand basin inset to

vanity unit with appropriate splashback wall

tiling, extractor fan, Karndean flooring and

obscure wooden double glazed window to side

aspect.

Bathroom

Bathroom 8’ 01 x 7’ 08 (2.46m x 2.34m)

extending by 3’ 09 x 3’ 05 (1.14m x 1.04m)

Having panelled corner bath, large shower

cubicle, low level wc and pedestal wash hand

basin. Radiator, appropriate wall tiling, extractor

fan and Karndean flooring.

Bedroom Three 10’ 08 x 7’ 11 (3.25m x 2.41m)

Having wooden double glazed window to rear

aspect, radiator, tv point and multiple power

points.

Bedroom two

Bedroom Two 10’ 08 x 8’ 01 (3.25m x 2.46m)

Having wooden double glazed window to rear

aspect, radiator, tv point and multiple power

points.

Two steps lead up to the hallway having radiator

and wooden door with double glazed side panels

to front aspect and wood panelled doors leading

off to:

Bedroom one

Bedroom One 12’ 04 x 10’ 08 (3.76m x 3.25m)

Having wooden double glazed window to rear

aspect, radiator, tv point and multiple power

points.

Sitting Room 17’ 02 x 13’ 11 (5.23m x 4.25m)

reducing to 11’ 04 (3.45m) Including fireplace.

Having wooden double glazed windows to front

and rear aspects and log burning fuel burner inset

to feature brick fireplace with flagstone hearth.

Two radiators, phone point and multiple power

points.

Sitting room

A wood panelled door leads to the:

Study 11’ 04 x 7’ 07 (3.45m x 2.31m) Maximum

dimensions.

Having wooden double glazed windows to front

and rear aspects, radiator, multiple power points

and wooden double glazed double doors with

side panels leading to the:

Conservatory 10’ 08 x 10’ 08 (3.25m x 3.25m)

Having brick base, polycarbonate roof, upvc

double glazed windows, multiple power points

and upvc double glazed double doors to rear

aspect.

Conservatory

Outside

The property is located on an enviable plot

extending to approximately ⅓ acre (sts) with

views of St Helen’s Church to the north and far

reaching views over the surrounding countryside

to the south east. The property is approached via

wooden gates leading onto the gravelled

driveway providing off road parking for five

vehicles and leading to the property, with

attractive shrubbery beds to one side. Steps lead

from the driveway up to a raised patio seating

area.

The majority of the garden is to the rear and to

one side and comprises an attractive terraced

shrubbery bed leading down to a stream, two

lawned areas with several fruit trees and

shrubbery beds to borders and raised patio

seating area. There is also a vegetable garden,

two gardens sheds and a greenhouse.

Utilities: Mains water and electricity with

drainage to a private system. Oil fired central

heating. Council tax band D.

Notes: The Agents have not been privy to the

contents of the Title of the property and cannot

in any way formally confirm the boundaries of

the property or the existence of any Covenants,

Easements or Rights of Way, which might affect

it.

Any plan shown in this brochure is purely

presented as a guide and all boundaries and areas

will require further verification. The Agents

refer prospective purchasers to the vendor’s

solicitors in regard to all these matters.

Services: The agents would like to point out that

the services of this property have not been

checked and this matter is left to the prospective

purchaser to make appropriate further enquiries.

Viewing: By appointment with the agent’s

Horncastle Office, Old Bank Chambers,

Horncastle, Lincolnshire. LN9 5HY.

Tel. 01507 522222; Fax. 01507 524444

Email: horncastle@robert-bell.org

Website: http://www.robert-bell.org

These details were prepared on

7 April 2016

ENERGY PERFORMANCE

This home’s performance is rated in terms of the

energy use per square metre of floor area, energy

efficiency based on fuel costs and environmental

impact based on Carbon Dioxide (CO2)

emissions.

The energy efficiency rating is a measure of the

overall efficiency of a home. The higher the

rating the more energy efficient the home is and

the lower the fuel bills will be.

The environmental impact rating is a measure of

this home’s impact on the environment in terms

of Carbon Dioxide (CO2) emissions. The higher

the rating the less impact it has on the

environment.

NOTES:

Gardens

Seating area

Countryside views

B063 Ravensworth Digital 0191 2303553

DISCLAIMER

Messrs Robert Bell and Company for themselves and for vendors or lessors of this property whose agents they are give notice that:

(i) the particulars are set out as a general outline only for the guidance of intended purchasers or lessees, and do not constitute, nor constitute part of, an offer

or contract;

(ii) all descriptions, dimensions, reference to condition and necessary permissions for use and occupation, and other details are given without responsibility

and any intending purchasers or tenants should not rely on them as statements or representations of fact but must satisfy themselves by inspection or

otherwise as to the correctness of each of them;

(iii) no person in the employment of Messrs Robert Bell and Company has any authority to make or give any representation or warranty whatever in relation

to this property.

(iv) All parties are advised to make appointments to view but the agents cannot hold themselves responsible for any expenses incurred in inspecting

properties, which may have been sold or let.

FLOORPLAN