Situated in 5.8 acres, Branston Lodge occupies an enviable position 6.9 miles to the south east of the Cathedral City of Lincoln. The original house is undated but has been extended in 1866 to provide its statement frontage. The main house has three reception rooms, five bedrooms, two bathrooms, a kitchen, utility, conservatory and a large cellar. Annexed to the house is a self contained two bedroom dwelling with a new bathroom suite, kitchen and living room. Surprisingly the property remains free of listing and has been sympathetically modernisied by installing double glazed sash windows. Surrounding the house are gardens, paddocks and parkland providing ample space for equestrian pursuits.
Ground Floor –
Entrance Hall – The formal entrance to the property is accessed via an imposing hardwood door, complete with fanlight, double glazed panels, side sash windows and inset door mat. There is a panelled staircase rising to the first floor galleried landing with timber balustrade, brass picture rails, radiator with shelf, coved ceilings and a door leading to the cellar beneath the stairs.
W.C. – Carpeted with vanity unit with wash hand basin, tiled splash back and drawers, low level WC, uPVC double glazed sash window coved ceilings, heated towel rail and coat hooks.
Sitting Room – The principle reception room features a fireplace with inset LPG stove, timber mantelpiece and Yorkshire stone hearth and surround. There are uPVC double glazed windows to three aspects, cornicing, two radiators, telephone point, brass picture rails and dimmer-switch controlled lighting.
Dining Room – uPVC double glazed sash windows to dual aspects, cornicing, two radiators, built in storage cupboard and dimmer-switch controlled lighting.
Inner Hall – A uPVC double glazed door provides access to the side of the property, the floor is tiled, half wood panelled walls. Built in double height storage cupboards, radiator and coved ceiling.
Study – Large sash window with secondary glazing and views over the courtyard garden, built in double height storage cupboards, carpeted floor, radiator and telephone point.
Kitchen – Including a range of base and wall mounted kitchen units comprising cupboard and drawers, tiled splash backs to the work surface areas, space and plumbing for dishwasher, Rayburn Royal oil fired cooker set into tiled recess with timber lintel, two bowl stainless steel sink and drainer, AEG electric hob with extractor hood over, eye level double oven, recessed spotlights in the ceiling and further lighting under wall mounted units, double uPVC double glazed doors opening to the Conservatory. A distinctive feature of the kitchen are the meat hooks in the ceiling.
Conservatory – Brick walls with triple aspect uPVC double glazed windows and ceiling blinds and switch controlled skylights for ventilation. Wall and ceiling lights, two radiators, tiled floors, electric heater and double uPVC doors to side patio area.
Utility – Base and wall mounted units comprising cupboards and drawers, uPVC double glazed door with privacy glass leading to the rear of the property, uPVC double glazed sash window, stainless steel sink with double drainers, freestanding oil fired boiler and electric storage heater, suspended drying rack.
First Floor –
Galleried Landing – Carpeted with uPVC double glazed sash window to the front aspect, coved ceilings, brass picture rails and radiator.
Bedroom One, Ensuite – Triple aspect uPVC double glazed sash windows, original fireplace with marble surround. Coved ceiling and radiator.
Ensuite comprising tiled walls, walk in shower with sliding glass screen, pedestal wash hand basin wall light with shaver point, low level WC, heated towel rail, radiator, extractor fan, uPVC double glazed window with privacy glass and cornicing. The ensuite is also accessible from the First Floor Hallway and can be locked according to preference.
Bedroom Two – Dual aspect uPVC double glazed sash windows, pedestal wash hand basin with tiled splashback and mirror, shaver point, wall light, two radiators and original fireplace with marble surround.
Hallway – Built-in storage cupboards housing hot water cylinder with immersion heater, uPVC double glazed sash window to side aspect, two radiators and coved ceiling.
Bedroom Three – Double bedroom situated to the rear of the property with uPVC double glazed sash window and radiator.
Bedroom Four – Having coved ceiling, radiator, uPVC double glazed sash window to the side aspect, loft access and door to the adjoining fifth bedroom.
Bedroom Five – Original fireplace with marble surround, uPVC double glazed window to the side aspect, radiator and door to the adjoining fourth bedroom.
Family Bathroom – Suite comprising panelled bath with shower over and glass screen, pedestal wash hand basin with mirror and lighting, shaver point, low level WC, chrome heated towel rail, wall mounted heat lamp, radiator, cornicing, recessed spotlights and uPVC double glazed sash window with privacy glass.
Cellar – Spanning the width of the property from the Sitting Room to the Dining Room, the cellar has been partitioned into three rooms to mirror the ground floor above. The staircase is of brick and stone construction and the walls and floor consist of exposed brick. There is lighting and shelving providing ample storage space.
Annexe – Vehicular access independent from the main house. EPC F
Ground Floor –
Entrance Hall – Front door is uPVC double glazed, built in storage cupboard with shelves and coat hooks, under-stairs storage cupboard, electric storage heater and telephone point.
Kitchen – Fitted kitchen with a range of base and wall mounted units comprising cupboards and drawers, stainless steel sink and drainer with tiled splashbacks, space and plumbing for various appliances, extractor hood, two uPVC double glazed windows, electric storage heater with built in hanging rails over.
Lounge Diner – Tiled floor, built-in storage cupboard and drawers, coved ceiling and two uPVC double glazed windows; one containing privacy glass, stairs rising to the first floor.
First Floor –
Bedroom One – With uPVC double glazed window to the side aspect and electric storage heating.
Bedroom Two – Dual aspect uPVC double glazed windows, electric storage heating and built in cupboard with hanging rail and shelving.
Bathroom – Comprising of panelled bath with wall mounted shower, glass screen, partially tiled walls, pedestal wash hand basin with tiled splashback and mirrored medicine cabinet over, low level WC, uPVC double glazed window with privacy glass, towel rails, cupboard housing hot water cylinder and shelf.
Outside – Branston Lodge is accessed from Moor Lane via a privately owned driveway lined by Horse Chestnuts. The property is enclosed on three sides by gardens, outlying paddocks and parkland and is surrounded by open views including those of the Wolds and Lincoln Cathedral. There are approximately 4.80 acres of paddocks and parkland which have access to mains water. The paddocks have multiple log fences to jump and are enclosed by part post and rail fencing and part wire fencing. The parkland is situated directly in front of the house and contains many mature Horse Chestnuts. There is a walled courtyard to the side of the property paved with Indian Sandstone leading to Yorkshire stone patio with a brick and marble built barbecue sat under a timber and slate structure with power and lighting. To the front there are stone steps with brick pillars descending from the entrance door to a lawned garden. The gardens have been thoughtfully planted with mature trees, bushes and flowers including: Magnolia, Cherry, Rhododendron, Camellias, Laburnum and a variety of herbs and shrubs. The garden benefits from a picket fenced and net covered vegetable plot separated into individual beds by grass paths and has a brick under slate potting shed.
There are a range of outbuildings including: Three block built stables with lighting; Machine store with roller shutter door; Timber-framed triple carport with lighting, concrete floor and oil tank; Tool shed; Workshop; Block built store with power and lighting, brick and concrete floor; Additional timber framed and steel clad stable; Timber framed, steel clad tack room.
Services – Oil, mains electricity, mains water, septic tank, telephone, broadband.
Tenure – Freehold with vacant possession upon completion.
Method Of Sale – The property is offered for sale by Private Treaty.
Viewing – By prior arrangement with the Sole Selling Agents.
Particulars – Drafted and photographs taken following clients’ instructions: May 2016.
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Branston Lodge, Moor Ln, Branston Booths, Lincoln, Lincolnshire LN4 1JE, UK