Robindale, Back Lane

Brattleby, Lincoln, Lincolnshire LN1 2SQ

Guide price £450,000

DESCRIPTION

Situated in this most sought after village on a large private plot, Robindale is an individual modern detached family home which offers light, spacious and well-presented living accommodation with the benefit of gas fired central heating and uPVC double glazing.
Accommodation briefly comprises an entrance hall, sitting room, lounge/snug, conservatory, dining room, WC, fitted kitchen/breakfast room and utility room on the ground floor, whilst on the first floor there are four bedrooms, two of which have en-suites and a family bathroom.

Outside, the property occupies a good sized mature plot and is approached from Back Lane via an in/out gravelled driveway which leads in turn to an attached double garage with lawned gardens to the front, whilst to the rear elevation there are private gardens with hedged boundaries, principally laid to lawn with a variety of trees and shrubs, patio areas, together with a workshop with electric and a garden shed.

ACCOMMODATION

Entrance Hall

Entrance via uPVC front door with obscure double glazed side window. Stairs rising to first floor landing with cupboard under, radiator with cover and fitted corner cupboard.

Sitting Room

A spacious triple aspect reception room with feature fireplace housing cast iron open fire set to tiled hearth with decorative surround and two radiators.

Snug

Aluminium double glazed sliding patio doors leading to conservatory. Radiator with cover.

Conservatory

UPVC double glazed windows and door leading to the rear gardens. Tiled flooring.

WC

UPVC obscure double glazed window to front. Comprising WC, wash hand basin, wood effect flooring and radiator.

Dining Room

UPVC double glazed window to front. Built-in dresser unit and radiator.

Kitchen/Breakfast Room

UPVC double glazed windows to rear elevation. Bespoke kitchen comprising a range of wall and base units with worktops, stainless steel sink and drainer with mixer tap, fitted appliances including NEFF five ring gas hob with SMEG extractor over and NEFF electric double oven with space for fridge and microwave, tiled flooring and radiator. Access to:

Utility Room

UPVC obscure double glazed door leading to rear garden, uPVC double glazed window to rear. Range of base units with work tops, sink and drainer with mixer tap, space and plumbing for washing machine and dishwasher, space for dryer, wall mounted Worcester gas fired central heating boiler, access though to garage.

First Floor Landing

UPVC double glazed window to front. Access to loft space, double airing cupboard and radiator with cover.

Master Bedroom

UPVC double glazed window to rear. Built-in wardrobe and radiator with cover.

En-suite Bathroom

UPVC obscure double glazed window to front. Fully tiled with white suite comprising panelled bath, WC, wash hand basin in vanity unit, and chrome heated towel rail.

Bedroom Two

UPVC double glazed window to rear. Built-in wardrobe and radiator.

Bedroom Three

UPVC double glazed window to front. Radiator.

En-suite Shower Room

UPVC obscure double glazed window to front, part tiled with shower cubicle, WC, wash hand basin, heated towel rail and wood effect flooring.

Bedroom Four

UPVC double glazed window to rear. Built-in wardrobe and radiator.

Family Bathroom

UPVC obscure double glazed window to front. Part tiled comprising four piece suite with bath, shower cubicle, WC,
wash hand basin, wood effect flooring and radiator.

OUTSIDE

Outside, the property is approached from Back Lane via an in/out gravelled driveway which leads in turn to an attached double garage with up and over doors, power and lighting. There are also lawned gardens to the front with part hedged and fenced boundaries, and specimen trees including Japanese Crab Apple and Wisteria. To the rear elevation, there are delightful mature and private gardens, principally laid to lawn with hedged boundaries to three elevations, a paved terrace area, a variety of trees and shrubs, together with a workshop with electrics and garden shed. There are also two gated access points to both side elevations.

SITUATION

Brattleby lies approximately 7 miles north of the historic Cathedral City of Lincoln. Robindale itself is situated in a quiet lane with views to the rear towards The Ridge, and the village itself has access to a variety of good schooling including a primary school in both Scampton and Ingham, with secondary schools available at Welton (William Farr C of E School), Gainsborough (Queen Elizabeth Grammar School) and Lincoln (The Priory LSST Academy). We would advise that you speak to the local Education Authority regarding availability of places. Further facilities are located in the nearby village of Ingham including a doctors surgery and village store, and there is a range of public houses locally too.

For access further afield, the A15 north provides easy access to the M180 motorway network and Humberside Airport, whilst there is easy access west to the A1 at Markham Moor and south-west via the A46 dual carriageway to Newark, with its fast rail link to London Kings Cross (from approximately 1 hour 10 minutes).

Lincoln itself has an excellent range of shops, leisure facilities and restaurants, and Brattleby lies within a short drive of the historic Bailgate area, which includes the magnificent Cathedral and Castle.

FIXTURES & FITTINGS

All fitted carpets, curtains, fixtures, fittings and garden ornaments are not included in the sale unless mentioned in these particulars. However, certain items may be available for purchase by separate negotiation.

SERVICES

Mains water, gas, electricity and drainage are connected. Gas fired central heating is installed. None of these services or appliances has been tested by the agent.

TENURE

Freehold. For Sale By Private Treaty.

LOCALL AUTHORITY

West Lindsey District Council
01427 676676

COUNCIL TAX

Band F

VIEWING PROCEDURE

Viewing of this property is strongly recommended. If you would like to view the property, please contact a member of the agency team on 01522 504304.

AGENT

Ellen Dorman
01522 504304
info@jhwalter.co.uk

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