Boston Road, West Keal, Spilsby, PE23 4BD

This charming period former school house set in a stunning edge of village location with far reaching rural views offers a floor plan extending to two wings to include ground floor bedroom, study and shower room with bedroom to the first floor and two further bedrooms and family bathroom.

With sitting room and orangery with stunning garden views, cottage style family kitchen, garage/workshop, carport and generous driveway, the property is set in 0.5 of an acre of mature landscaped gardens, offers double glazing and oil-fired central heating throughout and is located on the edge of the Lincolnshire Wolds in a village setting yet with immediate road links to further afield.

The property is brought to the market with no onward chain.

Entrance Hallway - 4.2m x 1.6m (13'9" x 5'2") - Accessed via double glazed wooden external door with obscure glazed half panes, integral doormat, radiator, carpeted flooring and under stairs cloak storage.

Kitchen - 3.4m x 3.7m (11'1" x 12'1") - Traditional country cottage kitchen with the range of wall and base units to include corresponding Welsh dresser style storage, eye level cooker and grill, integrated ceramic hob with extractor hood over, integrated dishwasher and fridge, sink with mixer taps and draining board, intruder alarm and heating controls, carpeted flooring and window with aspects to the side and further picture window with extended views over the garden and open fields to the front of the property.

Living Room - 3.5m x 4.7m (11'5" x 15'5") - With central chimney breast wall with ornate fireplace, open fire, hearth and mantle with built-in shelving to one side, radiator, wall lighting, downlighting, carpeted flooring, glazed feature wide arched door to the orangery and two windows to the side of the property.

Orangery - Pentagonal orangery of brick wall and double glazed wooden construction with attractive arched window design, glazed roof with dual opening roof windows, French doors to the patio, ceiling fan, two radiators, tiled flooring and extended views over the mature landscape gardens and open fields beyond.

Ground Floor Bedroom / Garden Room - 4.0m x 3.9m (13'1" x 12'9") - Dual aspect room with radiator, fitted shelving and storage over bed, wall lighting, carpeted flooring, window to the side of the property and large picture bow window to the front of the property with aspects over the patio and garden.

Study - 2.4m x 3.4m (7'10" x 11'1") - With built-in storage cupboard, chimney breast wall, radiator, carpeted flooring and window to the front of the property.

Ground Floor Shower Room - 3.2m x 1.3m (10'5" x 4'3") - Comprising shower enclosure with glazed shower door and tiled surround with Mira electric shower, WC, wash basin with tiled splashback, radiator, space and plumbing for washing machine, extractor fan, carpeted flooring and double glazed wooden window.

Bedroom Three - 4.3m max x 4.0m (14'1" max x 13'1") - 'L'-shaped room occupying a separate wing and accessed via an independent staircase with wall of built-in wardrobes (2.1m x 0.6m) with hanging rail and shelving, radiator, downlighting, loft access, carpeted flooring, mid-level vaulted ceilings, wooden double glazed Velux style ceiling light and uPVC double glazed window with arch feature to the side with views over open fields.

First Floor Landing - 1.9m x 0.8m (6'2" x 2'7") - With full height airing cupboard (0.9m x 0.5m) housing immersion tank and built-in shelving above, wall lighting, loft access and carpeted flooring.

Bedroom Two - 4.8m x 3.6m (15'8" x 11'9") - With chimney breast wall, radiator, mid-level vaulted ceilings, carpeted flooring, wooden double glazed Velux style ceiling light and uPVC double glazed window with arch feature to the side of the property.

Bathroom - 2.4m x 1.7m (7'10" x 5'6") - With Jacuzzi spa style bath, WC, wash basin, radiator, mid-level vaulted ceiling, partially tiled walls, carpeted flooring, built-in storage cupboard and window to the side of the property.

Bedroom Four - 3.8m x 2.2m (12'5" x 7'2") - With radiator, mid-level vaulted ceilings, carpeted flooring, wooden double glazed Velux style ceiling light and uPVC double glazed window with arch feature to the side with views over open fields.

Garage Workshop - 7.2m x 3.4m (23'7" x 11'1") - With independent intruder alarm, fuse box, power and lighting, concrete floor, window single glazed wooden window to the rear, dual opening wooden doors to the front and personnel door to the side.

Driveway - Winding gravel driveway leading the garage and further following the perimeter of the property into a wide area of gravel parking, three-bay wooden carport, greenhouse, concealed septic tank and oil storage tank.

Gardens - A gardeners delight and the likes of which take years to establish!

Mature landscaped gardens set to lawns with areas of raised borders and terracing, a variety of mature shrubs, plants and trees, sloped concrete pathway leading to the garage.

There is an area of block paved patio with raised borders to the side of the property, wall tap, recent Grant external combination oil boiler adjacent to the external chimney breast wall and former coal house.

Additional Comments - There is a right of way awarded to the adjoining property in respect of repair and maintenance.

Tenure & Possession - The property is Freehold with vacant possession upon completion. Services - We understand that mains electricity and water are connected to the property.

Heating is via a recent (2023) oil-fired central heating system. Drainage is understood to be to a shared private system.

Local Authority - Council Tax Band 'D' payable to Local Authority: East Lindsey District Council, The Hub, Mareham Road, Horncastle, Lincs, LN9 6PH. Tel: .

Energy Performance Certificate - The property has an energy rating of 'TBC'.

The full report is available from the agents or by visiting Reference Number: Viewing - Alford - Viewing is strictly by appointment with the Alford office at the address shown below.

Directions - From the A16 between Louth and Boston, on reaching the village of West Keal, continue on the A16 south and after the junction with the A155 on the outskirts of the village, you will find The Old School House located on the right on leaving the village.

What3words///delay.tinned.carefully