Manor Farm Barn, New England Road, Little Humby

Character Detached Stone Barn Conversion with sympathetic later brick extension, situated on an Extensive Plot Bordering onto the Ford with Stunning Views over the Countryside. The property benefits from a Wealth of Features & offers Spacious Versatile accommodation which briefly comprises: Reception Hall, Dining Kitchen, Sitting Room, Dining Room, Inner Hall, Bathroom, Guest Bedroom, Dressing Room/Study. To the First Floor there are Three Bedrooms, the Principal Bedroom with En-Suite Cloakroom & the Family Bathroom. The outside space is a sight to behold with the Grounds & Setting being a Particular Feature with Extensive Lawned Gardens, incorporating Orchard, Cottage Courtyard with Detached Stone Double Garage, Detached Stone open Hay Store, Green House & Courtyard area. The Property & Outbuildings offer the Potential to Create an Annexe or other Accommodation (subject to usual consents). The property also benefits from Off-Road Parking, Calor Gas Central Heating System & Mains Drainage.
VIEWING IS ESSENTIAL TO APPRECIATE THE SETTING, SIZE & POTENTIAL of this DELIGHTFUL COUNTRY HOME & GROUNDS.
Tenure: Freehold / Council Tax: Band E

VIEWINGS
By appointment only directly with the selling agents Buckley Wand or e-mail: . If you have any questions or require further information regarding this property or any other matter please do not hesitate to contact us.

SITUATION
Little Humby is approximately 7 miles from Grantham. Local amenities to the neighbouring villages of Ropsley and Ingoldsby include village hall, primary schools, public house,, church, garage and bus service. Grantham is a historic and growing market town situated on the old Great North Road (A1) and East Coast main line linking the town to London (Kings Cross) in just over an hour. Within the town there are both girls' and boys' grammar schools, also a number of primary, secondary and nursery schools. Grantham boasts a wealth of further amenities such as health, leisure and shopping including a variety of independent shops.

DIRECTIONS
On leaving our offices in Westgate proceed out of Grantham along to Wharf Road then take the right turn onto London Road, continue along to Bridge End Road to the roundabout at Somerby Hill, at the roundabout take the 1st exit signpost Boston A52. Continue along this road taking a right turn off the A52 signpost Ropsley follow this road along and proceed into the village past The Green Man Public House out of the village. Follow the road and take the right hand turning signposted Humby.
Continue along this road and at the sharp bend turn right following the signs to The Ford, drive over the Ford, passing the five bar gate on the left hand side, the property is situated on the left hand side, take a sharp left at the end of the property onto the driveway, Manor Farm Barn is directly ahead, identified by Buckley Wand For Sale Sign.

ACCOMMODATION
Photographs are taken using a wide angled lens. All dimensions are approximate and are taken from plaster to plaster.

RECEPTION HALL
Entered via a pair of timber doors, which open into a spacious reception hall, exposed beams, feature turned spindle staircase to the first floor, understairs storage cupboard, three wall light points, two radiators, inset ceiling lights, latch lever door to walk in pantry with storage shelves and single glazed window to the courtyard. A pair of sealed unit double glazed doors with matching side panels looking over the lawned gardens, latch lever doors to sitting room and;


DINING KITCHEN
Dining Area - 4.58m (15' 0") x 2.46m (8' 1")
Exposed beams, feature brick arched lintel, partition shelving, vinyl tiled flooring, radiator, two sealed unit double glazed windows overlooking the lawned gardens and one over looking the courtyard garden.

KITCHEN AREA 4.58m (15' 0") x 2.78m (9' 1")
Bespoke wall and base unit with wood block work top over, cooking range, inset Belfast ceramic sink, wine rack, space and plumbing for washing machine, tiled splash backs, exposed beams, inset ceiling lights, vinyl tile floor covering, single glazed window to the front elevation and part glazed door to the lawned garden.

SITTING ROOM 4.50m (14' 9") Max x 4.49m (14' 9")
Exposed beams, feature chimney breast with log burner and paved hearth, wall light point, two radiators, TV point, two single glazed windows overlooking the lawned gardens, opening and step leading into the;

DINING ROOM 5.82m (19' 1") Max x 3.63m (11' 11")
Parquet style floor, two radiators, a pair of sealed unit double glazed doors and windows leading out to and over looking the courtyard. Latch lever door to:

INNER HALL
Exposed beam, smoke detector, latch lever doors to:

BATHROOM 3.27m (10' 9") x 1.72m (5' 8")
Exposed Beam, white three piece suite comprising; panelled bath, WC, (Saniflo system), pedestal wash hand basin, tiled splash backs, wall light with shaver socket, vinyl tiled floor covering, extractor fan and sealed unit double glazed window to courtyard.

GUEST BEDROOM 4.38m (14' 4") x 3.00m (9' 10")
Feature exposed beams, built in storage cupboard, housing factory lagged tank, linen cupboard with fitted shelves, electric storage heater, two sealed unit double glazed windows to courtyard and latch lever door to:

DRESSING ROOM/STUDY 3.96m (13' 0") x 2.52m (8' 3")
Exposed beam, fitted book shelves, access to roof space, sealed unit double glazed door to courtyard.

FIRST FLOOR-LANDING
A turned spindled stair case leads from the reception hall to the first floor and part galleried landing, feature exposed brick arched lintel, accesses to roof spaces, inset ceiling lights, radiator, two sealed unit double glazed windows with stone feature edging and latch lever doors to:

PRINCIPAL BEDROOM 4.45m (14' 7") Max x 3.05m (10' 0") Max
Recessed display niche, TV point, radiator, sealed unit double glazed sky light window and window to front elevation.

EN-SUITE CLOAKROOM 2.41m (7' 11") x 1.50m (4' 11")
Two piece white suite comprising low level WC and wall mounted wash hand basin, tiled splash backs, radiator, vinyl tile floor covering, beam to ceiling, folding door wardrobe with shelves and hanging rail, shaver point and sealed unit double glazed skylight window.

BEDROOM TWO
L-Shaped Room : 4.51m (14' 10") Max Reducing To 2.88m (9' 5") x 4.47m (14' 8") Max Reducing To 1.94m (6' 4") Min
Two latch lever doors, exposed beam, two radiators and two sealed unit double glazed windows with views across open countryside.


BEDROOM THREE 3.37m (11' 1") Max x 2.94m (9' 8") Max
Exposed beam, radiator, fitted airing cupboard with factory lagged tank and storage shelves, sealed unit double glazed window to the front elevation.

FAMILY BATHROOM 2.22m (7' 3") x 1.86m (6' 1")
Three piece white suite comprising; free standing claw foot bath, low level WC, pedestal wash hand basin, radiator with towel rail, inset ceiling lights, vinyl tiled floor and sealed unit double glazed window to the front elevation.

OUTSIDE-FRONT APPROACH
The property is approached via a shared drive which provides access to two properties Manor Farm Barn is the property on the left hand side and off road parking is in this area, the access continue onto the lawned font garden, with hedging, plants and shrubs and a free standing Green House.

OUTBUILDING/DOUBLE GARAGE 6.54m (21' 5") x 5.14m (16' 10")
Situated at the front is a stone outbuilding with pantile roof, power and light and two pairs of timber doors, the outbuilding is ideal to use as a garage or for conversion to further accommodation, gym, holiday let or similar (subject to consents). The current floor of the building is higher than the external ground level, this would need attention in order to access by vehicles.

COURTYARD GARDEN
Open fronted stone and pantile store, suitable for conversion (subject to consents).
Abundantly stocked with plants, trees and shrubs, paved area, wild flower garden, lawned areas and stone boundary wall.

REAR GARDEN
Superb feature to the property, an extensive area which slopes down to the Ford, there gardens are abundantly stocked with a variety of plants, trees , shrubs, flowers, there are extensive lawned areas, paved seating patio and a wild flower garden.
The lawn continues to the Ford, passing a five bar gate and a mature Orchard with a variety of fruit trees including, fig, plum, cooking and eating apples.
The garden has boundary hedging.

REAR GARDEN
Further Aspect.

REAR GARDEN
Further Aspect

TENURE & COUNCIL TAX
We understand the property to be Freehold.

COUNCIL TAX
We understand from the Valuation Office that the property is assessed in Band "E"

ANTI-MONEY LAUNDERING REGULATIONS
All clients offering on a property will be required to produce photograph proof of Identification, and proof of financial ability to proceed, we understand it is not always easy to obtain the required documents and will assist you in any way we can.