Station Crossing Cottage Station Road, Boston, PE22 8HW

Enjoying an enviable position in a semi-rural village setting with attractive open views to the front, this charming detached home occupies a generous plot offering both space and privacy.

Full of character throughout, the accommodation comprises a porch, entrance hall, cosy sitting room with multi-fuel burner, dining kitchen, conservatory, utility and cloakroom to the ground floor.

To the first floor are two double bedrooms and a bathroom with separate shower.

Outside, the substantial plot provides ample off-road parking, a lawned garden and a versatile store/studio offering potential for conversion, subject to the necessary planning consents.

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

Accommodation Part glazed entrance door through to the: Porch Having window to front elevation and further part glazed door to the: Entrance Hall Having window to side elevation, radiator and staircase rising to first floor.

Sitting Room (4.26m x 4.11m) (max) Having windows to front & side elevations, coved ceiling, radiator, understairs storage cupboard with oil fired boiler providing for both domestic hot water & heating and brick-built fireplace with inset multi-fuel burner.

Dining Kitchen (3.51m x 2.79m) Having window to side elevation, radiator and slate tiled floor.

Fitted with a range of base & wall units with work surfaces comprising: 1 1/4 bowl ceramic sink with drainer & mixer tap inset to work surface, cupboards & drawers under, cupboards & open-ended shelving over.

Work surface return with inset electric hob, integrated electric oven & cupboards under, cupboards & concealed extractor over.

Rear Entrance Lobby Having quarry tiled floor and part glazed door to the: Conservatory (4.82m x 1.18m) Of sealed unit double glazed uPVC frame construction with uPVC roof and part glazed door to side elevation.

Utility Having window to rear elevation, radiator, work surface with cupboard & drawer under, space & plumbing for automatic washing machine.

Cloakroom Having window to side elevation, low level WC and wall mounted hand basin. First Floor Landing Having window to side elevation and access to roof space.

Bedroom One (4.25m x 3.10m) Having window to front elevation, radiator and built-in storage cupboard. Bedroom Two (4.03m x 2.88m) Having window to rear elevation and radiator.

Bathroom Having window to rear elevation, corner panelled bath, fully tiled shower enclosure with mixer shower fitting, close coupled WC and pedestal hand basin.

Exterior The property has a gravelled driveway which provides ample off-road parking. To the rear there is a paved patio, a lawned garden, log store and oil storage tank.

Store/Studio (5.26m x 4.70m) (plus store) Offering scope and potential for annexe accommodation subject to planning permission. Having two sliding doors to the front, window to side and further store.

The Plot The property occupies a plot of approximately 0.19 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 and water connected. Drainage is to a cesspit. Heating is via an oil fired boiler serving radiators and the property is double glazed.

The current council tax is band B. 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 Enclosed rear garden