The Farm House Watery Lane, Boston, PE22 7RP

A charming detached period home dating back to the 1850s, set in a desirable village location and occupying a generous plot of approximately 0.22 acres (subject to survey).

The property offers well-proportioned and well presented accommodation including a welcoming porch/conservatory, entrance hall, comfortable lounge, separate dining room and a spacious breakfast kitchen ideal for family living.

The ground floor also benefits from a conservatory, cloakroom, utility room and a shower room, providing both practicality and flexibility. To the first floor are three bedrooms and a family bathroom.

Externally, the home is surrounded by attractive lawned gardens, while a driveway provides ample off-road parking and hardstanding leading to a double garage.

Additional benefits include oil-fired central heating and double glazing.

This delightful period property combines character, space and a sought-after village setting, offering an excellent opportunity for those seeking a home with charm and potential.

EPC Rating: E Accommodation Glazed uPVC front entrance door through to the: Porch/Conservatory Of sealed unit double glazed uPVC construction with small pane glazed door to the: Entrance Hall Having radiator, laminate flooring, built-in cupboard and staircase rising to first floor.

Lounge (3.80m x 4.54m) Having french doors with side screens to front elevation, coved ceiling with moulded ceiling rose, radiator, laminate flooring and fireplace with tiled hearth, inset wood burner and wooden surround.

Dining Room (3.82m x 4.47m) Having window to front elevation and radiator.

Dining Kitchen (4.87m x 5.63m) (L shaped) Having windows to side & rear elevations, window to side elevation overlooking the conservatory, coved ceiling with inset ceiling spotlights, radiator and tile effect vinyl flooring.

Fitted with a range of units with work surfaces & tiled splashbacks comprising: 1 1/4 bowl composite sink with drainer & mixer tap inset to work surface, cupboards, drawers & space for dishwasher under.

Work surface return with inset induction hob, drawers under, stainless steel cooker hood over. Unit to side housing integrated electric oven with drawers under. Range of tall units to one wall.

Part glazed door to the: Conservatory (3.86m x 4.02m) Of sealed unit double glazed uPVC frame construction with polycarbonate roof. Having french doors to garden and tiled floor.

Utility (2.26m x 2.88m) Having windows to side & rear elevations, part glazed door to side elevation, tile effect vinyl flooring, work surface with inset 1 1/4 bowl ceramic sink with drainer & mixer tap, cupboards, space for fridge, space & plumbing for automatic washing machine under, cupboards & shelving over.

Further work surface with cupboards under, cupboards over. Cloakroom Having window to side elevation, close coupled WC and hand basin.

Shower Room (1.72m x 2.19m) Having window to side elevation, radiator, vinyl flooring, fully tiled shower enclosure with shower fitting and pedestal hand basin with tiled splashback.

First Floor Landing Having window to rear elevation, radiator, steps down to a study area with window to side elevation, wall light point and two built-in cupboards.

Bedroom One (3.80m x 4.44m) Having window to front elevation, radiator, ceiling fan/light fitting and range of built-in wardrobes with drawers.

Bedroom Two (3.18m x 4.43m) Having window to front elevation, radiator and built-in wardrobes. Bedroom Three (2.27m x 2.77m) Having window to front elevation, radiator and built-in cupboard.

Bathroom (3.06m x 3.17m) Having window to side elevation, radiator, built-in cupboards, tiled splashbacks, panelled spa bath, close coupled WC and pedestal hand basin.

Exterior The property sits sideways on the plot and has a lawned front garden with established shrubs & trees including a large willow tree, monkey puzzle tree and a variety of fruit trees including apple, pear, plum and cherry.

There is also a paved patio, decked seating area with summerhouse and an informal pond enclosed by picket fencing.

The lawn extends to the right hand side of the property and to the other side there is a greenhouse, paved & concreted area adjacent to the conservatory Double Garage Of timber construction and having two sets of double doors to the front.

The Plot The property occupies a plot of approximately 0.22 acre, subject to survey.

Whilst we believe the area of the property has been accurately calculated, any prospective buyer who considers this feature to be particularly important is strongly recommended to have the site measurements checked by their own surveyor before submitting an offer to purchase.

Services The property has mains electricity, water and drainage connected. Heating is via an oil fired boiler serving radiators and the property is double glazed. The current council tax is band C.

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.