Guide Post Farm Butterwick Road, Boston, PE22 0DS

Set in a pleasant semi-rural village location with a far reaching open view to the side, this attractive detached home occupies a generous plot of approximately 0.38 acre (subject to survey) and offers over 1,900 sq ft of well-presented accommodation.

The ground floor comprises an entrance hall, office/playroom, spacious lounge, kitchen, dining room, utility room and shower room. To the first floor are four bedrooms and a family bathroom.

Outside, the property stands within established lawned gardens, with a driveway providing ample off-road parking and a garage, offering both space and privacy in a desirable setting.

Accommodation Part glazed side entrance door to the: Entrance Lobby Opening to the entrance hall and door to the: Office/Playroom (4.50m x 3.93m) (max) Having two windows to rear elevation, coved ceiling with inset ceiling spotlights and radiator.

Entrance Hall Having inset ceiling spotlights, radiator, staircase rising to first floor and understairs storage cupboard.

Lounge (5.99m x 4.31m) Having sliding doors with windows to both sides to front elevation, windows to either side elevations, coved ceiling, feature beam to ceiling, radiator and open fireplace with marble back & hearth and wooden surround.

Kitchen (4.36m x 2.31m) Having windows to side & rear elevations, inset ceiling spotlights and tiled floor.

Fitted with a range of base & wall units with work surfaces & tiled splashbacks comprising: Composite sink with drainer & mixer tap inset to work surface, cupboards under.

Work surface return with inset electric hob, cupboards & drawers under, cupboards & concealed extractor over, tall unit to side housing integrated electric double oven with cupboards under & over.

Further work surface return with integrated dishwasher, integrated fridge, cupboards & drawers under, cupboards over.

Dining Room (4.67m x 3.67m) Having windows to front & side elevations, coved ceiling and radiator.

Utility (2.79m x 2.74m) Having window to side elevation, tiled floor, work surface with inset sink & drainer, cupboards, space & plumbing for automatic washing machine under.

Further work surface with cupboard under and oil fired boiler providing for both domestic hot water & heating to side.

Shower Room Having window to side elevation, radiator, tiled floor, extractor, shower enclosure with shower fitting and low level WC. First Floor Landing Having coved ceiling and access to roof space.

Bedroom Two (4.71m x 3.66m) Having window to front elevation, coved ceiling and radiator.

Bedroom Three (4.16m x 3.63m) Having window to front elevation, coved ceiling, radiator and built-in double airing cupboard housing hot water cylinder with shelving.

Bathroom (3.40m x 2.33m) Having window to side elevation, coved ceiling, radiator, tiled floor, part tiled walls, bath inset to tiled surround with mixer tap & hand held shower attachment, close coupled WC and pedestal hand basin.

Further Landing Having coved ceiling, radiator and built-in cupboard. Bedroom One (4.52m x 3.94m) Having two windows to rear elevation, further window to side elevation, coved ceiling and radiator.

Bedroom Four (3.76m x 2.78m) Having window to front elevation, coved ceiling and radiator. Exterior To the front of the property there is a lawned garden with borders enclosed by hedging.

A driveway provides off-road parking and leads to the: Garage (6.71m x 3.67m) Of timber construction.

Gardens To the rear of the property there is a block paved footpath, gravelled areas, shaped lawn with established borders, garden shed, greenhouse and a screened oil storage tank.

A trellis fence with a central pergola leads to a further lawned garden with gravelled areas, circular paved seating area and large timber shed.

The Plot The property occupies a plot of approximately 0.38 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.