An opportunity to acquire this well presented period converted barn together with outbuildings, stables and land the whole extending to approximately 3.30 acres. The property, which has been sympathetically renovated, retains a wealth of character and provides good-sized family accommodation within a peaceful setting enjoying delightful views across open countryside. Manor Farm Cottage is situated within the village of Laxton, which has the benefit of a railway station and school bus and is approximately five miles from the market town of Howden and access to J37 of the M62. Viewing highly recommended.

Description
The property has the benefit of oil fired central heating and UPVC double-glazing and offers accommodation comprising;

GROUND FLOOR ACCOMMODATION

· Entrance (9’10’” x 8’5”)
(3.0m x 2.55m)
Tiled floor. Exposed ceiling beam. One central heating radiator.

· Utility Room (9’10” x 7’3”)
(3.0m x 2.2m)
One double base unit and one double and one slim wall unit finished in laminate. Single drainer stainless steel sink. Plumbing for an automatic washing machine. White low flush w.c. Floor standing oil fired boiler. Exposed ceiling beam. Extractor fan and one central heating radiator.

· Lounge (12’11” x 16’4”)
(3.95m x 4.95m)
Exposed brick fire recess with beam over and a tiled hearth housing a multi fuel burning cast stove. Exposed ceiling beams. One central heating radiator.

· Play Room (10’7” x 16’3”)
(3.2m x 4.95m)
Double doors leading to the outside. Exposed ceiling beams. One central heating radiator.

· Kitchen/Dining Room (16’1” x 23’8”)
(4.9m x 7.2m)
A comprehensive range of fitted base and wall units finished in medium oak and having laminated work tops and tiled work surrounds. The units incorporate a one and half bowl single drainer ceramic sink and an integrated dishwasher. Tiled cooker recess with beam over. Ceramic tiled floor. French doors leading outside. Two central heating radiators. Under stairs storage area. Door giving access to the enclosed stairway.


FIRST FLOOR ACCOMMODATION

· Landing

Exposed ceiling beams. One central heating radiator.

· Master Bedroom (16’6” x 16’7”)
(5.0m x 5.05m)
Walk in wardrobe. Two central heating radiators.



· En-Suite (7’11” x 6’10”)
(2.4m x 2.05m)
White site comprising a walk in fully tiled shower cubicle, twin pedestal wash hand basins and a low flush w.c. Chrome heated towel rail. Velux roof window. Extractor fan and concealed ceiling lights.

· Bedroom Two (11’6” x 4’4”)
(3.5m x 1.3m)
Irregular shape
Velux roof window. One central heating radiator.

· Bathroom (12’9” x 7’3”)
(3.85m x 2.2m)
White suite comprising a fully tiled shower cubicle, roll top bath with chrome feet and mixer tap shower, pedestal wash hand basin and a low flush w.c. Extractor fan and one central heating radiator.

· Bedroom Three (12’9” x 11’9”)
(3.85m x 3.55m)
One central heating radiators.


· Bedroom Four (10’8” x 16’5”)
(3.25m x 5.0m)
One central heating radiator.



OUTSIDE

· Barn (31’11” x 14’5”)
(9.7m x 4.4m)
Constructed of timber.

· Coal Store

· Log Shed

· Outbuilding (12’5” x 16’9”)
(3.75m x 5.1m)
Divided into 2 stables.

· Stable Block (12’ x 63’5”)
(3.65m x 19.2m)
Divided into 4 stables and one store.

· Paddock Land

Sown to grass and divided into 3 separate paddocks. The whole extending to approximately 2.60 acres.

· Grounds

The property has the benefit of extensive lawned gardens together with a paved seating area, vegetable garden, gravelled pathways and a gravelled driveway and parking area.