Manor Farm Eagle Hall, Swinderby,Lincolnshire, LN6 9HZ Offers Invited £495,000

Tel: 01636 611811

* A FINE COUNTRY HOME * GRADE II LISTED * AREA OF IMPORTANT HISTORIC INTEREST* FOUR RECEPTION ROOMS * FAMILY LIVING KITCHEN * FIVE SPACIOUS BEDROOMS * 3 FURTHER VERSATILE UPSTAIRS ROOMS * FOUR BAY GARAGE* FAR REACHING VIEWS

Manor Farm, a fine Grade II Listed building stands in thet iny se t t lement of Eag le Ha l l in peacefu l , rura lsurroundings. The accommodation provides rooms whichreflect the character and dating of the house frommedieval times, the 18th and 19th century and indeed a20th century kitchen extension. Constructed withstonework, brick and render the house was substantiallyrestored just over thirty years and now comes to themarket for the first time following this lengthy period as afamily home.

The rooms are warm and inviting. This is a large house butthe accommodation flows throughout. The principal roomshave a south facing aspect of the walled and enclosedgarden. There are views to the north and north east of thehouse over miles of unspoilt countryside. Eagle Hall isapproached by comparatively quiet country lanes and thisis a most tranquil and pleasant situation.

The ground floor provides a reception hall with the firststaircase and a high ceiling. The morning room is a largedual aspect room and also leading through from the hall isthe music room which features a finely carved fireplaceand Oak beams. There i s an inner hall with the secondstaircase, a wide and easy flight leading to first floor levels.The sitting room has a heavily beamed ceiling and deepwindow reveal within the stone elevations. The fine diningroom has a n 11 ' high heavily beamed ceiling and awonderful inglenook fireplace. There are views towardsLincoln Cathedral f r o m t h i s room. T h e kitchen, acomparatively modern extension to the house, has spacefor a large dining table and there i s a Stanley cookingrange. Ancillary rooms include a rear porch, boiler roomand downstairs separate WC. The staircase from the

reception hall rises to a landing, master bedroom 1 with ensuite and an ideal guest bedroom with connecting door tothe main landing. Also on the first floor level is a furtherbedroom presently used as a study and the familybathroom. The staircase from the inner hall has rathersplendid handrails and balustrades which leads to thegames room with exposed Kingpost roof trusses and gablewindows. A short flight of steps to the children's bedroomsNos 3 and 4 with connecting doors. A flight of windingstairs from the reception hall landing continues to thesecond floor with attic rooms.

Outside there is an outhouse comprising potting shed, coalshed and store. The four bay former open cart shedprovides excellent garaging. There is a walled garden,tarmacadam driveway, gravelled areas and walled frontage.

Eagle Hall is an area of historical significance. The KnightsTemplars and Knights Hospitallers are known to have beenactive in this area during the 12th and 13th centurycrusades to Jerusalem. Manor Farm now sits in this smallsettlement with Eagle Hall House, The Coach House andThe Barn as neighbouring properties. The villages ofSwinderby and Eagle, both with primary schools, arewithin two miles. Access points to the A46, also within acouple of miles, provide easy access to Lincoln andNewark. There is a nearby railway commuter service toLincoln, Newark and Nottingham. Fast East Coast railwaytrains are capable of journey times between NewarkNorthgate and London Kings Cross in just over 75 minutes.Whilst within the rural and rolling countryside of theLincolnshire borders, Eagle Hall is quite accessible to localcentres and beyond.

The house is principally built in stone and brick under apart pantiled and part slated roof. The window frames arewooden, contemporary with the renovation date overthirty years ago. Central heating is oil fired and the Stanleycooking range provides supplementary hot water. Thefollowing accommodation is provided:‐

GROUND FLOOR

RECEPTION HALLWith front entrance door, staircase to the first floor,archway to a lower level with cloaks space, quarry tiledfloor and high beamed ceiling.

MORNING ROOM16' x 15'10" (4.88m x 4.83m)

With fireplace with brick surround, quarry tiled hearth andwood stove. Windows in the south east and south westelevations. Two exposed Oak beams, two radiators andpicture rail.

MUSIC ROOM15'10" x 14'11" (4.83m x 4.55m)

With original built in cupboards within the alcoves, bookshelving and a finely carved fireplace surround withmantle. Two exposed Oak beams, double panelled radiatorand window in the south east elevation.

INNER HALL

With a f ine second s ta i r case to the F i r s t F looraccommodation and a lower level with stone floor, deepwindow recess, radiator, ceiling beams and old exposedstone wall.

SITTING ROOM16'10" x 13'4" (5.13m x 4.06m)

A snug room with heavily beamed ceiling, fireplace andwood stove. Deep window reveal, stone display shelveseither side of the fireplace and reveal with shelf andherringbone brickwork.

DINING ROOM16'11" x 15'11" (5.16m x 4.85m)

This very fine, baronial Dining Room has a measuredceiling 11 ' (3.35 m ) i n height with heavy beams, tal lwindow reveal with box sash in the north elevation anddeep casement window. Brick surrounds to the fireplace

and herringbone brickwork within the recess. This workingfireplace has a dog grate. There are views, particularlywhen floodlit, from the Dining Room towards LincolnCathedral. Double panelled radiator.

KITCHEN19'10" x 16'10" (6.05m x 5.13m)

Inglenook with beam and cupboards either side alsohousing the Stanley solid fuel cooking range. Fitted baseunits, wall cupboards, working surfaces incorporating aone and a half sink unit and waste disposal unit. IntegratedNEFF dishwasher. Double panelled radiator. Windows inthe north west and south east elevations. Appliances alsoinclude a NEFF oven, electric hob, extractor hood andintegrated NEFF refrigerator. Recessed ceiling lighting.

FURTHER VIEW OF KITCHEN

REAR PORCHWith stone floor and rear entrance door. High level shelfand substantial cloaks space. Double panelled radiator.

BOILER ROOMWith oil fired central heating boiler, working surfaces,plumbing for a washing machine and provision for a dryer.Deep shelving in alove.

SEPARATE WCWith low suite WC, basin, cabinet, heated towel rail, halftiled walls and shaver point.

FIRST FLOORThe staircase from the from the front hall rises to a Landing

BEDROOM 115'11" x 15'11" (4.85m x 4.85m)

With south west and south east windows, two exposedceiling beams, picture rail and double panelled radiator.

EN SUITE BATHROOMWith suite comprising bath with shower over, basin andlow suite WC. Tiled walls, radiator, shaver point andheavily beamed ceiling.

GUEST BEDROOM 215'10" x 16'1" (4.83m x 4.90m)

With double panelled radiator, two exposed beams, picturerail and connecting door to the Landing.

BATHROOM13'7" x 9'9" (4.14m x 2.97m)

With white suite comprising bath, vanity basin, low suiteWC, shower cubicle, radiator, deep window recess, doublepanelled radiator and heavily beamed ceiling.

A flight of winding stairs with solid balustrades leads to theGames Room and children's bedrooms.

BEDROOM 317'10" x 9'10" (5.44m x 3.00m)With conservation Velux roof light, radiator and connectingdoor to Bedroom 4.

BEDROOM 414'11" x 9'4" (4.55m x 2.84m)With two double panelled radiators, gable window, largeairing cupboard containing the hot water cylinder withimmersion heater and hot water pump.

BEDROOM 513'7" x 7' plus 4' deep door recess (4.14m x 2.13m plus1.22m deep door recess)Double panelled radiator. This room is currently used as aStudy.

GAMES ROOM/ TV ROOM/ PLAY ROOM21' x 18' overall floor area (6.40m x 5.49m overall floorarea)

With Kingpost truss sections, radiator, spotlights and twogable windows.

SECOND FLOORThe winding staircase continues to a half Landing with BoxRoom (high level door) and continuing to a Second FloorLanding

ATTIC ROOM ONE ("CHEESE ROOM")16'5" x 16'3" (5.00m x 4.95m)

With gable window (south), exposed roof rafters, purlinsand collars. Radiator.

ATTIC ROOM TWO16'5" x 16' (5.00m x 4.88m)With gable window (north), exposed roof rafters, purlinsand collars. Radiator. This room is currently used as a storeroom.

OUTSIDE

The property is approached by a tarmacadam driveway andin the frontage area there is a Right of Way for a shortdistance to The Coach House.

The property has a walled frontage, lawned area and stonepaths. Large central heating oil tank.

The walled garden has a lawned area and there aregravelled areas in front of the Garage providing turningand parking space.

Sensor lighting externally.

OPEN FOUR BAY GARAGEOf brick and pantile construction with adjacent store shed.

OUTHOUSESOf brick and pantile construction comprising Potting Shed,Coal Store and Store. Power and light connected.

REAR VIEW OF PROPERTY

SERVICESMains water and electricity are connected to the property.Drainage is to a septic tank.

TENUREThe property is freehold.

POSSESSIONVacant possession will be given on completion.

MORTGAGEMortgage advice is available through our MortgageAdviser. Your home is at risk if you do not keep uprepayments on a mortgage or other loan secured on it.

VIEWINGStrictly by appointment with the selling agents.

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 not rely on them asstatements 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 give any representationor warranty in respect of the property. Any fixtures and fittings not mentioned in these details are excluded from the sale price. No services or appliances which may have been included in these detailshave been tested by the selling agent and therefore cannot be guaranteed to be in good working order.

35 Kirkgate,Newark NG24 1ADTel: 01636 611811Email: newark@richardwatkinson.co.uk

Richard Watkinson & Partners is the trading name of Richard Watkinson Ltd.Registered in England. Ltd Registration number: 07140024

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