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" Immaculately presented & deceptively spacious cottage, pleasantly situated in the rural location of Lutton Marsh with views of open farmland to all aspects. Plot approx. 0.5 acres (STS) with adjacent 1.3 acres (STS) paddock available to rent/purchase. Lounge, Large Kitchen Diner, Bedroom 4/snug, cloakroom, Three Bedrooms & Bathroom. Outbuildings, large barn, 4 stables, tack room, crew yard & arena. Ample off-road parking, enclosed rear garden. MUST BE VIEWED TO APPRECIATE!

ACCOMMODATION Through the UPVC front entrance door into; ENTRANCE HALL Skimmed ceiling, stairs to first floor, oak panelled door to; SITTING ROOM 4.59m(15'1'') x 3.52m(11'7'') Windows to the front and side elevations, brick built fireplace with granite hearth and mantle and facility for open fire, TV aerial point, telephone point, solid oak flooring, skimmed ceiling, door to; KITCHEN DINER 5.96m(19'7'') x 4.69m(15'5'') Having an extensive range of matching base cupboards and drawer units set beneath the roll edged work surface, built-in eye level double oven with microwave combi oven over, five ring gas hob with extractor hood over, matching eye level wall units, inset one and a half bowl single drainer sink with mixer tap, tiled splash backs, plumbing and space for washing machine, integrated dishwasher, space for freestanding fridge freezer, tiled splash backs, ceramic tiled floor, two windows to the rear and one to the side, UPVC door to the side, coved and skimmed ceiling with recessed lighting, door to under stairs cupboard and further doors to; CLOAKROOM Comprising a two piece suite to include low level WC and wash basin set within storage cupboards with concealed cistern and work surface over, window to the rear, tiled splash backs, tiled floor, ladder style heated towel rail, skimmed ceiling with recessed lighting. SNUG/BEDROOM FOUR 3.95m(13'0'') x 2.80m(9'2'') Window to the front, French doors to the rear, recess for wall mounted TV, solid oak flooring, skimmed ceiling. FIRST FLOOR LANDING Window to the rear, access to loft space, skimmed ceiling, door to built-in storage cupboard with slatted shelving, doors arranged off to; BEDROOM ONE 3.93m(12'11'') x 2.88m(9'5'') Window to the front, door to built-in cupboard with range of slatted shelving, telephone point, wood effect flooring, skimmed ceiling. BEDROOM TWO 4.02m(13'2'') x 2.10m(6'11'') Window to the side, wood effect flooring, partially sloped skimmed ceiling. BATHROOM Comprising a three piece suite to include low level WC, pedestal wash basin with hot and cold taps, panelled bath with hot and cold taps and electric shower over, ladder style heated towel rail, ceramic tiled floor, tiled walls, partially sloped skimmed ceiling with recessed lighting and Velux style window. BEDROOM THREE 3.25m(10'8'') min x 3.16m(10'4'') Two windows to the side, wood effect flooring, skimmed ceiling. GENERAL INFORMATION There are power points, radiators and ceiling light points sited throughout the property. SERVICES The property is connected to mains water and electric has an oil fired central heating system with hot water tank in the loft and private drainage. EXTERIOR To the front of the property there is a lawned area and gravelled driveway leading to a timber five bar gate and hand gate which provide access to a further large gravelled off-road parking area, and a paved footpath which leads to side entrance door. The gravelled driveway continues to the rear of the property providing access to the large detached barn, crew yard, stables, arena and paddocks.
To the immediate rear of the property there is an enclosed garden which has a paved patio area, timber decked area, lawned area and a timber garden store. The boundaries are clearly defined by a range of post and rail fencing, hedging and close boarded timber fencing. There are various outside lights, water supply to the stables, water supply and heating to the barn. STABLE BLOCK STABLE NO.1 4.27m(14'0'') x 2.75m(9'0'') STABLE NO.2 4.30m(14'1'') x 4.27m(14'0'') (Loft over part). STABLE NO.3 4.30m(14'1'') x 4.21m(13'10'') TACK ROOM 3.47m(11'5'') x 4.31m(14'2'') (Loft over) fluorescent light fitting, power point.
The above buildings are concrete block and corrugated roof cladding. FODDER STORE 7.05m(23'2'') x 6.10m(20'0'') FORMER CREW YARD AREA With oil storage tank for supplying the household central heating. BARN 7.25m(23'9'') x 13.13m(43'1'') Plus 13.32m

(43'8) x 3.29m

(10'10)
Radiator, plumbing for automatic washing machine, wall mounted gas fired boiler (LPG but not presently connected). OFFICE 8.55m(28'1'') x 3.06m(10'0'') 2 radiators. SEPARATE WC With low level WC and wash hand basin, radiator.
Sodium lighting to the main building built of concrete block with timber purlins and a roller shutter door.
(All above measurements are gross internals).
The total area of the property which is owned we have pro-mapped and although not knowing the exact west boundary at present, have estimated at about 0. 5 acres.
This would leave approximately 1.3 acres in the paddock which is currently rented. AGENTS NOTE- PADDOCK AREA The paddock is available to rent separately for an annual charge of ?430.00 plus drainage rates (TBC) or available to purchase by separate negotiation. DIRECTIONS From our office proceed along Boston Road North to the roundabout, taking the third exit right onto the A17 sign posted Kings Lynn. Continue along the A17 straight over to the next three roundabouts, at the fourth roundabout and take the first exit left sign posted Long Sutton and Silverhill Caravan Site, continue to the T-junction and turn left on to Bridge Road and right onto Roman Bank. Follow Roman Bank into Little London (past the Peele School and Silver Hill Caravan Site) and take the right hand turning onto South Drove, signposted Lutton Marsh. Continue along here for approx. 2 miles where the property can be found after the sharp bend on the left hand side as indicated by our For Sale Board. AMENITIES The property is situated 3.5 miles from Long Sutton and 5 miles from Sutton Bridge which have a range of amenities to include schools, postoffice, supermarket, medical centre, banks and public houses. Access can also be gained through to the larger market towns of Spalding, Boston, Wisbech, King's Lynn and the city of Peterborough. Peterborough, offers a wider range of facilities and amenities and has a fast link train service through to London Kings Cross (approximate journey time 49 minutes). This footer paragraph is an example only and should not be relied upon as complying with current legislation. These particulars, whilst believed to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should notrely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firms employment has the authority to make or giveany representation or warranty in respect of the property.
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