31 Abbey Crescent, Boston, PE20 3ET

A well-presented semi-detached family home enjoying a popular village location.

Conveniently situated within a short walk of the primary school and benefiting from an open field view to the rear and a children’s play area just over the road to the front.

The accommodation comprises an entrance hall, comfortable lounge and spacious dining kitchen to the ground floor, with three bedrooms, a bathroom and separate WC to the first floor.

Outside, the property offers a lawned front garden with off-road parking, together with a generous enclosed rear garden ideal for families and outdoor entertaining.

Further benefits include recently installed gas central heating and double glazing throughout.

Swineshead is a thriving Lincolnshire village offering a range of local amenities including shops, pubs, schools, healthcare facilities and regular transport links, whilst providing convenient access to both Boston and Spalding.

EPC Rating: D Accommodation Part glazed front entrance door through to the: Entrance Hall Having coved ceiling, radiator, wood effect flooring and staircase rising to first floor.

Lounge (5.79m x 4.11m) (max) Having windows to front & rear elevations, coved ceiling, radiator and wood effect flooring.

Dining Kitchen (4.14m x 3.78m) Having window to rear elevation, window & part glazed door to side elevation, heated towel rail, tiled floor and understairs storage cupboard with window to side elevation.

Fitted with a range of base & wall units with work surfaces & tiled splashbacks comprising: 1 1/4 bowl sink with drainer & mixer tap and electric hob inset to work surface, integrated electric oven, cupboards, drawer, space & plumbing for automatic washing machine under, cupboards & extractor over.

Further work surface with cupboard, drawers & wine rack under, cupboard over.

Work surface return with cupboard & drawer under, shelving over and space for american style fridge/freezer to side. First Floor Landing Having window to side elevation.

Bedroom One (4.11m x 3.00m) Having window to front elevation and radiator.

Bedroom Two (4.11m x 2.64m) (max) Having window to rear elevation, radiator and cupboard housing gas fired boiler providing for both domestic hot water & heating.

Bedroom Three (3.05m x 2.03m) Having window to front elevation, radiator and built-in cupboard over stairs.

Bathroom Having window to rear elevation, chrome heated towel rail, part tiled walls, wood effect flooring, built-in cupboard, panelled bath with electric shower fitting over and pedestal hand basin.

Separate WC Having window to side elevation and close coupled WC. Exterior To the front of the property there is a lawned garden with a footpath leading to the front entrance door.

A driveway provides off-road parking and benefits from an electric vehicle charging point.

There is gated access to a covered area to the side of the property with further gated access to the: Rear Garden Being enclosed and having a paved patio & footpaths with a lawned garden partly enclosed by conifer hedging.

Opening to a further lawned garden with a garden shed. Services The property has mains gas, electricity, water and drainage connected.

Heating is via a gas fired boiler serving radiators and the property is double glazed. The current council tax is band A.

Lifetime Legal We are required by law to conduct anti-money laundering checks on all those selling or buying a property.

Whilst we retain responsibility for ensuring checks and any ongoing monitoring are carried out correctly, the initial checks are carried out on our behalf by Lifetime Legal who will contact you once you have agreed to instruct us in your sale or had an offer accepted on a property you wish to buy.

The cost of these checks is £72 (incl. VAT), which covers the cost of obtaining relevant data and any manual checks and monitoring which might be required.

This fee will need to be paid by you in advance of us publishing your property (in the case of a vendor) or issuing a memorandum of sale (in the case of a buyer), directly to Lifetime Legal, and is non-refundable.

We will receive some of the fee taken by Lifetime Legal to compensate for its role in the provision of these checks.

Agent's Notes These particulars are issued in good faith but do not constitute representations of fact or form part of any offer or contract.

The matters referred to in these particulars should be independently verified by prospective buyers or tenants.

Neither Newton Fallowell nor any of its employees or agents has any authority to make or give any representation or warranty whatever in relation to this property.

Garden Good size enclosed rear garden