Authorpe, LOUTH, Lincolnshire, LN11 8PF Guide Price £675,000

An extremely handsome Period Rectory positioned in the heart of an attractive country village adjacent to the churchyard of the former St Margaret's Church, and standing with useful outbuildings in mature grounds of approximately 0.8 acre (STS) with lovely far-reaching views across farmland.

Directions Proceed away from Louth along the Legbourne Road and at the roundabout, take the second exit along the A157. After a short distance, turn right towards Little Cawthorpe and then follow the country lane, passing through Little Cawthorpe and continuing through the village of Muckton Bottom and Muckton. Upon arriving at the crossroads, take the left turn to Authorpe and proceed down the hill into the village and then continue until The Old Rectory is found on the right side.

The Property We estimate that this substantial detached Rectory may date back to the latter half of the 19th Century as the adjoining Church of St Margaret was founded in the mid-19th Century, though sadly, only the churchyard now remains.

The house has brick faced principal walls and has been significantly extended and altered over the years to create the unique and spacious country home of today. The property is superbly orientated to enjoy the sun in the grounds at the rear and to take advantage of some panoramic views across the surrounding countryside to include the eastern slopes of the Wolds in the distance.

The accommodation has a peaceful, elegant atmosphere with windows mainly orientated to overlook the mature gardens and a wonderful walled sun terrace with French doors out from the lounge and garden room. The walk-in bay window of the master bedroom also exploits a superb view over and beyond the main garden. Heating is by an oil central heating system and the house has uPVC framed double-glazed units chosen to complement the elevations of the house.

A sweeping walled and gated entrance opens onto a large parking and turning area for several vehicles with a useful range of outbuildings which might be considered for conversion into an annexe, holiday cottage or studio for home working in addition to providing storage and garaging (STP). Alternatively, a small grass paddock to the rear may interest a hobby farmer looking to keep animals or a small pony, whilst a keen horticulturist may wish to develop the growing capacity of the land and the buildings might be used in connection with these pursuits.

Location Authorpe is a sleepy rural village positioned away from main routes in open countryside and just a short distance from the eastern slopes of the Lincolnshire Wolds - an Area of Outstanding Natural Beauty. The village has some fine individual homes and is known for the local Hedgehog Rescue Centre.

Authorpe is about 6 miles to the south-east of Louth, a charming town known as the Capital of the Wolds and known for its thrice weekly markets, a wide variety of independent shops and traders, together with a good range of sporting and recreational facilities.

There are excellent local schools and academies including the King Edward 6th grammar school, and a wealth of local restaurants, bars and cafes with a trend at present towards continental style street cafes. There is a cinema and theatre, golf club, tennis academy, sports centres with a swimming pool and on the outskirts is the Kenwick Park Leisure Centre and Hotel.

The country areas offer may walks and bridleways with the Lincolnshire coast within easy driving distance for open beaches and nature reserves.

Accommodation (Approximate room dimensions are shown on the floor plans which are indicative of the room layout and not to specific scale)

Ground Floor

Entrance Porch With natural brick walls and pillars, quarry tiled floor, ornate shaped canopy roof and painted, panelled ceiling with light. Hardwood, six-panelled front door with four-pane window to each side and steps down into the:

Entrance Lobby Radiator, coved ceiling with ornamental rose to the light point and hardwood four-panel doors with brass handles to the lounge and inner lobby with a sliding four-panel door and step up into a

Cloakroom/WC with white suite comprising high-level WC having an enamelled cistern on chrome ornamental brackets and chrome down pipe, together with a vanity wash hand basin set into a pine base cupboard unit with white ceramic tile splashback. Radiator, coved ceiling and front widow.

Hallway A reception area with a wide feature return staircase with hardwood spindle balustrade and turned newel posts leading up to the first-floor accommodation via two quarter landings with window above. A door beneath gives access to a larger than average and useful understairs cupboard with shelving.

The front and rear areas of the hallway are connected by a deep, domed arch with arched wall openings on one side to the fireplace of the dining room adjacent. Mirror-backed wall alcove to one side. Coved ceiling, radiator, small square walk-through entrance from the inner lobby, six-panel door to the snug and shaped, walk-through archway to the dining room. Wide, part-glazed (double-glazed) French door to the rear porch and patio beyond.

Lounge An elegant and spacious room with a wide, walk-in double-glazed bay at the rear, having French doors onto the patio. Two large, double-glazed sash windows on the side elevation and a marble fireplace and hearth set into a hardwood, pillared and fluted surround with open high-output grate inset. Coved ceiling, ceiling light point, two wall light points and three picture light points. Two double radiators and lovely views across the gardens towards the surrounding countryside.

Sitting Room/Snug A cosy room with an ornate cast iron, arched fireplace set into an oak pillared surround with deep carved brackets supporting a mantel shelf, granite tiled hearth and open grate. Double radiator, coved ceiling with rose to the ceiling light point and two wall light points. Rear window overlooking the rear patio and garden.

Dining Room A nicely proportioned room with a recessed feature fireplace finished in ornate ceramic wall tiles with the two arched openings at the sides, as previously mentioned, to the hallway and with a raised slate tiled hearth and a cast iron open fireplace with hood, inset.

Mirror-backed arched alcove to the side, double radiator, coved ceiling and three wall light points. Large, double-glazed sash window overlooking the rear garden and patio. Pine four-panel door with step down into the:

L-Shaped Breakfast Kitchen With a curved window seat set into the double-glazed bay window on the front elevation. Handsome range of built-in kitchen units finished in dark marine blue with granite work surfaces and an inset single-drainer, stainless steel sink unit with chrome mixer tap over.

The units comprise base cupboards and drawers with barley twist, ornate handles, integrated Hotpoint dishwasher and a matching range of wall cupboards with pelmet light beneath. Standing proudly to one side is the blue enamelled, four oven, oil-fired Aga with two hotplates, warming plate, ceramic tile surround in blue pastel tones and a canopy over.

Coved ceiling, eight spotlights to two ceiling fittings and a single ceiling spotlight. Second window to the side elevation and wide, walk-through square opening with inset pine-topped plinth to the garden/family room beyond. Double-glazed, stable-type door to:

Side Entrance Lobby With radiator, coat hooks to wall plaque and a part-glazed (double-glazed) wide door from the entrance drive.

Garden/Family Room A comfortable living room which is semi open plan with the breakfast kitchen and enjoys superb views across the gardens through double-glazed French doors with side panels.

This room has a feature pine-panelled ceiling and exposed, diagonally-braced timber roof trusses with four spotlights. There is a double radiator and further windows to the side elevations overlooking the patio to one side and the driveway to the opposite side. Pine corner triangular wall shelf. A pine panelled door opens into a:

Pantry Painted cream with ample wall shelving, cork tiled floor and a single-glazed side window with blind.

Utility Room A practical and useful room at the front of the property. Wide double bowl, double drainer, stainless steel sink unit over base cupboards and drawers, further base cupboards with sliding doors opposite, wall cupboards and part ceramic-tiled walls with a decorative border. Quarry-tiled floor, meat hooks to the ceiling, strip light and window to the front elevation. Space with plumbing for washing machine and space for refrigerator. Cooker recess with an electric cooker panel adjacent. Camray 3 oil-fired central heating boiler working in conjunction with a digital programmer adjacent.

First Floor The main staircase leads up to a

Landing with Gallery….. ….where the spindle balustrade extends across the stairwell. As mentioned previously, there is a front window over the quarter landings and small steps cut into the upper staircase to a small side lobby with a four-panel door into a Box Room. To the rear of the main landing there are full-height, white painted four-panel doors opening into the airing cupboard which contains a foam-lagged hot water cylinder with immersion heater, and a linen cupboard, both with ample shelving. Coved ceiling with ornamental rose to the ceiling light point, ideal for a chandelier above the staircase and there are two wall light points. A small inner landing on one side gives access to bedrooms two and three and a further inner landing with recessed ceiling lights leads to the master suite and the fourth bedroom.

Master Bedroom Suite comprising:

Double Bedroom (at the rear) In bold colours with contrasting matt white woodwork and a spacious double room with an ornamental shaped archway above a built-in bedhead with storage lockers and shaped shelves to each side. Matching walk-through ornamental shaped archways on each side, to the ensuite dressing room at the front.

The bedroom has a super, wide, double-glazed rear bay window presenting stunning views across the gardens, paddock and open countryside beyond with a further large, double-glazed sash window on the side elevation. There are five recessed ceiling lights, coving, double radiator and a range of built-in furniture complementing the room colour, comprising two double wardrobes with clothes rails and shelf compartments together with store cupboards over.



En Suite Dressing Room and Shower Room This deceptively spacious room has the same colour scheme as the main bedroom with a further extensive range of built-in double wardrobes with hanging rails, shelf compartments and high-level cupboards. One door in this range conceals a ceramic-tiled shower cubicle with glazed double doors and a Mira shower mixer unit, together with a corner bracket wash hand basin, Xpelair extractor fan, wall mirror and shaver light. Double radiator, large, double-glazed sash window on the side elevation and trap access to the wing roof void. Two ceiling light points, matt white four-panel door and step down into the:

Jack and Jill bathroom (Having a second door from the side landing). White suite comprising a corner Jacuzzi bath with splashback surround and grip, low-level WC and shaped, slender pedestal wash hand basin with chrome taps and LED illuminated mirror above. Double radiator, double-glazed sash window on the front elevation, coved ceiling and two ceiling light points.

Bedroom 2 (rear) An L-shaped double bedroom finished in cream colours and having a large, double-glazed sash window on the rear elevation presenting superb views.

Range of three built-in wardrobes with handle-less doors, clothes rails, shelf compartment and store cupboards over. Two further built-in single wardrobes with store cupboards above. Double radiator, coved ceiling and four-panel door to the:

En Suite Bathroom A bright room with white ceramic tiling to the walls and a white suite comprising panelled bath, slender pedestal wash hand basin and a low-level WC with a deep, recessed cupboard over. Wall tube light, mirror and mirror-fronted cabinet, ceramic-tiled floor, double radiator and rear window presenting superb views as from the bedroom adjacent.

Bedroom 3 is approached through a good-size:

Dressing Room at the front of the house with matt white louvred, handless doors to built-in wardrobes with store cupboards over. Radiator and double-glazed sash window on the front elevation. Trap access to the wing roof void. Four-panel door to:

Bedroom 3 A spacious double bedroom with double-glazed window to front and rear elevations and trap access to the wing roof void. Two ceiling light points and a connecting four-panel door in white to the:

En Suite Shower Room With a corner ceramic-tiled and glazed shower cubicle with a Calypso Plus electric shower unit with handset on wall rail; pedestal wash hand basin with mirror and tube light over and low-level WC. Ceramic tile splashbacks to full wall height around the shower and wash basin. Radiator and two ceiling light points.

Outbuildings As indicated with approximate room dimensions on the floorplans, the outbuildings comprise a long brick and pan-tiled Garage/Workshop with strip lights, power points, electricity consumer unit and access via single and folding part-glazed doors at the front; a specious Fuel Store with side door, and a mainly block-built Barn with brick piers, timber posts and a corrugated roof.

Grounds Positioned towards the front of the plot and mainly overlooking the mature gardens at the side and rear, the house has a curved walled entrance with brick pillars, arched wrought-iron railings and double gates. The wall, with pillars and railings extend across a paved forecourt with a complementary pedestrian gate opposite the front entrance porch. Concealed to the side of the entrance is the modern oil storage tank.

The gated driveway opens to form a large parking area for many vehicles if required and gives access to the outbuildings described above.

The formal rear gardens are enclosed by beech hedges on two sides and largely lawned with established trees, shrubs and bushes all extending around the side of the house. A trelliswork archway through the rear hedge with roses over, gives access to the grass paddock beyond the garden.

The sun terrace is a fine and spacious area enclosed by low brick walls with pillars, and ideal for garden furniture, alfresco dining and the displaying of plant pots, tubs and hanging baskets.

The grass paddock has a sweeping post and rail fence along the side and stands adjacent to the barn with a Greenhouse and the former piggery buildings at the rear. There is also a productive soft fruit cage. Beyond the grounds, open countryside stretches away into the distance with glimpses of the Wolds in the distance.

Viewing: Strictly by prior appointment through the selling agent.

General Information The particulars of this property are intended to give a fair and substantially correct overall description for the guidance of intending purchasers. No responsibility is to be assumed for individual items. No appliances have been tested. Fixtures, fittings, carpets and curtains are excluded unless otherwise stated. Plans/Maps are not to specific scale, are based on information supplied and subject to verification by a solicitor at sale stage. We are advised that the property is connected to mains water and electricity, whilst drainage is to a private system, but no utility searches have been carried out to confirm at this stage. The property is in Council Tax band E.

FEATURES

  • Handsome detached village rectory
  • Beautiful mature grounds around 0.8 acre (STS)
  • Useful outbuildings with garaging/workshop, barn and store
  • 4 double bedrooms (3 with ensuite facilities and family bathroom
  • Elegant lounge and 3 further reception rooms
  • Breakfast-Kitchen with units in marine blue
  • 4-oven Aga, dishwasher, utility room
  • Feature wide return staircase and gallery
  • Wide sun terrace superbly orientated
  • Lovely views across the gardens and open fields beyond

FLOORPLANS Click to enlarge

EPC RATINGS Click to enlarge