19 Station Road, Woodhall Spa, Lincs, , LN10 6QL

Tel: 01526 353333Fax: 01526 352600

E-mail: woodhallspa@robert-bell.org

Website: www.robert-bell.org

Village & Country

Bluebells, Roughton, Woodhall Spa

Pleasantly situated to an elevated position within the pretty village of Roughton, stands this enchanting 17th

century thatched cottage having undergone an extensive range of upgrading over recent times. Internally the

property is further enhanced by its wealth of character features including exposed timbers, open brick inglenook

fireplace and latch doors. Benefiting from a wide range of flexible accommodation providing four bedrooms, two

reception rooms, breakfast kitchen and one bedroom self-contained annex. The grounds are attractively

landscaped providing privacy, ample off street parking and detached garage. The shopping, social and

educational facilities can be found within the nearby village of Woodhall Spa and the Georgian market town of

Horncastle. We would have no hesitation in recommending a formal viewing to appreciate the character and

charm on offer.

Reception Hall, Cloaks Cupboard, Breakfast Kitchen, Lobby, Snug, Pantry, Sitting Room, Rear Hall, Utility

Room, Boot Room, Ground Floor Bedroom 4 & Shower Room.

First Floor: Landing 1, Master Bedroom, Dressing Room, Shower Room, Landing 2 & 2 Further Bedrooms.

Detached Annex: Open Plan Kitchen/Diner/Lounge, Bedroom & Shower Room.

Detached Garage - Off Street Parking for Several Vehicles – Large Gardens & Raised Patio Area

Oil Fired Central Heating – Mains Water & Electric – UPVC Double Glazed

Woodhall Spa offers a good range of shopping and

social facilities. The village with its tree lined

avenues, Edwardian hotels, Kinema in the Woods,

and possibly one of the best inland golf courses in

Britain has become increasingly popular as a

residential setting. The market town of Horncastle

lies approximately six miles away and stands in the

gateway to the Lincolnshire Wolds, an area

designated as being of Outstanding Natural Beauty.

The historic City of Lincoln and the East Coast both

lie within driving distance.

ACCOMMODATION Entrance to the property inset to storm porch is

gained through a solid timber door to:

RECEPTION HALL

With stone travertine flooring, radiator, exposed

ceiling timbers and latch oak door to:

CLOAKS CUPBOARD

With cloak hooks on two sides and stone flooring.

BREAKFAST KITCHEN

20' 5'' x 14' 3'' (6.22m x 4.34m)

With open plan staircase to first floor this well

appointed room, overlooking the colourful gardens

has a range of fitted units comprising sink inset to

ample granite worksurface over base units including

integral dishwasher. There is a four ring ‘neff’ hob

over electric oven, wall mounted cupboards above

and larder cupboard to one side. To opposite side is

an electric ‘aga’, further granite worksurface over

base units and space for ‘American’ style

fridge/freezer to one side. There is exposed timbers,

ceiling lights, stone flooring, power points and latch

door to:

LOBBY

With timber door to front of property and latch door

to:

SNUG 14' 9'' x 14' 3'' (4.49m x 4.34m)

A most appealing dual aspect room with inglenook

open brick fireplace having dog grate, copper flue

and log storage to side. There are exposed timbers,

stone flooring, televison aerial point, power points

and door to:

PANTRY 14' 5'' x 5' 10'' (4.39m x 1.78m)

With shelving to each side & stone flooring.

SITTING ROOM

17' 9'' x 13' 9'' (5.41m x 4.19m)

With a dual aspect overlooking the gardens and

having coved ceilings, stone flooring, two radiators,

power points, built-in storage cupboard, 2nd staircase

to first floor and latch door to:

REAR HALL

With stone flooring, timber stable door to rear and

latch door to:

UTILITY ROOM

9' 3'' x 6' 0'' (2.82m x 1.83m)

With rear aspect and having stainless steel single

drainer inset to worksurface over double base unit

and space with plumbing for washing machine.

There is tiled flooring, power points and doorway to:

BOOT ROOM

27' 2'' x 4' 5'' (8.27m x 1.35m)

With tiled flooring, power points and latch door

returning to reception hall and latch door to:

GROUND FLOOR BEDROOM 4

13' 4'' x 8' 3'' (4.06m x 2.51m)

Overlooking the rear garden having exposed ceiling

timbers, radiator and power points.

SHOWER ROOM

Having large shower cubicle, pedestal wash hand

basin and low level WC. There is a shaver point and

heated towel rail.

FIRST FLOOR

Leading from the kitchen staircase to:

LANDING 1

With built-in cloaks cupboard and having exposed

ceiling timbers, door to shower room and latch door

to:

MASTER BEDROOM

17' 1'' x 12' 0'' (5.20m x 3.65m)

With sloping ceilings, exposed timbers, oak flooring,

radiator and doorway to:

DRESSING ROOM

12' 0'' x 12' 0'' (3.65m x 3.65m)

With side aspect and having a range of oak fitted

wardrobes to each side, exposed timbers and oak

flooring.

SHOWER ROOM

13' 9'' x 9' 0'' (4.19m x 2.74m)

Being fully wall and floor tiled with marble and

having a suite comprising wet area shower cubicle,

‘his and hers’ bowl wash hand basins over vanity

cupboards and low level WC. There are exposed

ceiling timbers, underfloor heating, heated towel rail,

extractor fan and latch door to:

LANDING 2

With staircase to sitting room and having oak

flooring, radiator, exposed ceiling timber and latch

door to:

BEDROOM 2

13' 9'' x 13' 9'' (4.19m x 4.19m main dimensions of an

irregular shaped room)

Being dual aspect providing appealing views and

having built-in double wardrobe, oak flooring,

exposed ceiling timbers, radiator and power points.

BEDROOM 3

9' 11'' x 8' 0'' (3.02m x 2.44m)

With garden aspect, oak flooring, exposed ceiling

timbers, radiator and power points.

DETACHED ANNEX

Entrance via glazed panel door to:

OPEN PLAN KITCHEN/DINER/LOUNGE

22' 6'' x 11' 9'' (6.85m x 3.58m)

A dual aspect room with a range of kitchen units to

one side providing stainless steel single drainer inset

to worksurface over matching base units including

space for electric cooker. There is wood-effect

flooring, radiator, exposed ceiling timbers and open

plan to:

BEDROOM

11' 3'' x 7' 11'' (3.43m x 2.41m)

With wood-effect flooring, radiator, power points and

door to:

SHOWER ROOM

Having a white suite comprising tiled shower cubicle,

low level WC and pedestal wash hand basin. There is

tiled flooring and radiator.

OUTSIDE

Access to Bluebells is by right of way over a private

driveway which serves three properties, and then

through a five bar gate to gravelled parking and

turning area, leading to a DETACHED GARAGE

17' 11'' x 14' 7'' (5.46m x 4.44m) with folding timber

doors, power and lighting. The gardens are

attractively landscaped, laid predominantly to lawn

with a wide variety of decorative shrubs to borders.

There is a raised patio area and steps leading down to

the village road.

The graph shows the

current energy efficiency

of your home. The higher

the rating, the lower your

fuel bills are likely to be.

The average energy

efficiency rating for a

dwelling in England and

Wales is band D (rating

60).

Local Authority

East Lindsey District Council, Tedder Hall, Manby Park,

Louth, Lincolnshire LN11 8UP. Tel: 01507 601111.

DISTRICT COUNCIL TAX BAND F

The postcode for this property is LN10 6YJ

SERVICES: The agents would like to point out that the

services of this property have not been checked and this

matter is left to the prospective purchaser to make

appropriate further enquiries.

VIEWING: By arrangement with the agents

Woodhall Spa office, 19 Station Road,

Woodhall Spa, Lincs. LN10 6QL. Tel: 01526

353333. Fax: 01526 352600.

B063 Ravensworth Digital 0191 2303553

DISCLAIMER

Messrs Robert Bell and Company for themselves and for vendors or lessors of this property whose agents they are give notice that:

(i) the particulars are set out as a general outline only for the guidance of intended purchasers or lessees, and do not constitute, nor constitute part of, an offer

or contract;

(ii) all descriptions, dimensions, reference to condition and necessary permissions for use and occupation, and other details are given without responsibility

and any intending purchasers or tenants should not rely on them as statements or representations of fact but must satisfy themselves by inspection or

otherwise as to the correctness of each of them;

(iii) no person in the employment of Messrs Robert Bell and Company has any authority to make or give any representation or warranty whatever in relation

to this property.

(iv) All parties are advised to make appointments to view but the agents cannot hold themselves responsible for any expenses incurred in inspecting

properties, which may have been sold or let.

Property Reference: WO0001 4355 /OM5

THESE PARTICULARS WERE PREPARED JULY 2016

The agents have not been privy to the contents of the Title of the property and cannot in any way formerly

confirm the boundaries of the property or the existence of any Covenants, Easements or Rights of Way, which

might affect it. Any plan shown in this brochure is purely presented as a guide and all boundaries and area

measurements presented, subject to survey, will require further verification. We formally instruct you to speak

to our client’s solicitors in regard to all of these matters.

Email: woodhallspa@robert-bell.org

Primary Web Sites: www.robert-bell.org www.rightmove.co.uk OnTheMarket.com