Lancaster House, Mumby Bridge Road, Boston, PE22 7SA

This spacious and versatile four-bedroom detached family home enjoys a delightful semi-rural position with far-reaching open field views to both the front and rear.

Offering generous and flexible accommodation throughout, the property features two reception rooms, a superb open-plan kitchen, dining and living space, two conservatories, a study, an external home office with its own bathroom, a larger-than-average single garage and extensive off-road parking via a sweeping in-and-out driveway.

Set within generous gardens, the property is ideal for modern family living and those seeking space to work from home. Entrance Porch With composite entrance door, lino flooring, coved cornice.

Cloakroom With low level push button WC, pedestal wash hand basin, heated towel rail, fully tiled walls, tiled flooring, coved cornice, double glazed window to the front aspect.

Store Room (Former Shower Room) Having tiled walls, tiled flooring, radiator, coved cornice, ceiling recessed spotlight, double glazed window to the front aspect.

Formerly utilised as a shower room with plumbing still in place should a purchaser wish to convert it back.

Reception Hall Having Karndean flooring, radiator, return staircase rising to the first floor, under stairs storage cupboard Lounge 13' 4" x 11' 5" (4.06m x 3.48m) With sliding patio doors opening into the conservatory, radiator, decorative coved cornice, cast iron open fireplace with tiled hearth and wooden mantel, television aerial point, wall light points, door to: - Study 6' 3" x 9' 3" (1.91m x 2.82m) With double glazed window to the front aspect, radiator, recessed shelving, coved cornice.

Conservatory 1 9' 0" x 8' 1" (2.74m x 2.46m) Of brick and uPVC construction, pitched polycarbonate roof. With ceiling fan light, radiator, double glazed windows to the side and rear aspects.

Kitchen Diner Area 11' 1" x 22' 5" (3.38m x 6.83m) A modern fitted kitchen comprising an extensive range of base and wall units, granite work surfaces, deep pan drawers, composite single bowl sink and drainer with mixer tap and built-in Brita water filter, Rangemaster double oven with extractor above, integrated microwave, integrated dishwasher, space for an American-style fridge freezer, central island with breakfast bar and concealed pop-up electrical socket, radiator, ceiling recessed spotlights, two double glazed windows to the front aspect, double glazed window to the side aspect, Karndean flooring, open through to: - Living Area 8' 6" x 11' 3" (2.59m x 3.43m) With radiator, ceiling recessed spotlights, television aerial point, Karndean flooring, sliding patio doors to: - Conservatory 2 7' 9" x 12' 8" (2.36m x 3.86m) Of uPVC construction with polycarbonate roof.

With double glazed windows to the side and rear aspects, double glazed patio doors leading to the rear garden, radiator.

Utility Room 7' 8" x 10' 1" (2.34m x 3.07m) Fitted with a range of base and wall units with work surfaces over, larder units, drawer units, inset composite one and a half bowl sink and drainer with mixer tap, M2 Minimax water softener, space and plumbing for an automatic washing machine, vent for tumble dryer, Karndean flooring, access to the loft space, double glazed window to the rear aspect, uPVC double glazed window to the side elevation.

First Floor Landing Return staircase with an attractive bespoke arched feature window, access to the loft space via pull-down ladder.

Bedroom One 9' 9" x 11' 6" (2.97m x 3.51m) With double glazed window to the rear aspect, wood laminate flooring, radiator, television aerial point, coved cornice.

Bedroom Two 10' 0" x 11' 5" (3.05m x 3.48m) With double glazed window to the rear aspect, radiator, coved cornice.

Bedroom Three 9' 9" x 11' 5" (2.97m x 3.48m) With double glazed window to the front aspect, radiator, coved cornice.

Bedroom Four 10' 0" x 9' 6" (measurement taken to wardrobes) (3.05m x 2.90m) With double glazed window to the front aspect, fitted wardrobes to one wall, radiator, coved cornice.

Bathroom 1 Fitted with a three-piece suite comprising a p-shaped panelled bath with mixer tap and mains-fed shower over and shower screen, low level push button WC, pedestal wash hand basin, fully tiled walls, wall mounted heated towel rail, extractor fan, coved cornice, double glazed window to the front aspect.

Exterior To the front of the property is a substantial gravelled in-and-out driveway providing ample off-road parking for numerous vehicles, enclosed predominantly by fencing with twin five-bar gates providing separate entrance and exit points, raised borders and outstanding far-reaching open field views.

The driveway also provides access to the garage.

Gated access is available to both sides of the property via double gates to the left-hand side and a single gate to the right-hand side leading into the rear garden.

The front of the property is served by two external power sockets.

Garage 19' 3" x 12' 7" (5.87m x 3.84m) A larger than average single garage with electric roller door to the front, served by power and lighting, uPVC personal door to the garden, storage to the eaves, door to: - External Home Office 20' 11" (maximum including bathroom) x 9' 0" (6.38m x 2.74m) With wood laminate flooring, wall to ceiling panelled radiator, ceiling recessed spotlights, double glazed windows to the side and rear aspects, uPVC glazed entrance door to the side elevation, doors to the bathroom and garage.

Bathroom 2 Fitted with a modern three-piece suite comprising panelled bath with mains-fed shower over and shower screen, low level push button WC, pedestal wash hand basin, fully tiled walls, heated towel rail, ceiling recessed spotlights, extractor fan, double glazed window to the side aspect.

Rear Garden The generous rear garden enjoys a high degree of privacy together with open countryside views.

There is an extensive gravelled area extending from the left-hand side to the rear of the property incorporating a useful storage shed, a shaped lawn, additional gravelled seating area, mature trees, shrubs and established borders.

A dedicated hot tub area is positioned within one corner of the garden and may be available by separate negotiation.

The garden is served by two external power sockets, and is enclosed by timber fencing and mature hedging with gated rear access. Services Mains electricity and water are connected.

Drainage to a private Klargester treatment system. The property is served by oil fired central heating. Reference 03082026/30730387/mck