Boston Road South, Holbeach, Spalding

ENTRANCE HALL : Stairs leading off to the first floor accommodation, obscured glass block window to the side, electrical distribution boards for the property.

INNER HALLWAY : Radiator, power points.

CLOAKROOM : Porthole obscured glazed wooden single glazed window to the side, W.C with a push button flush, wash hand basin with taps over and tiled splash backs.

LOUNGE : 9.14m x 3.78m (30'0" x 12'5") Wooden double glazed window to the front, radiator, power points, fireplace, TV point, ceiling fan and light, wall lights, air conditioning unit (currently not working), working open fireplace.

GARDEN ROOM : 5.79m x 3.40m (19'0" x 11'2") Double glazed patio door opening out to the rear garden, radiator, power points, skylight window, ceiling fan and light, internal French doors to the dining room.

DINING ROOM : 2.54m x 2.34m (8'4" x 7'8") UPVC obscured double glazed window to the side, radiator, power points, archway leading through to the kitchen, door to the utility room.

UTILITY : 2.51m x 2.16m (8'3" x 7'1") Two wooden obscured single glazed windows to the side, base and eye level units with a work surface over, space and plumbing for a washing machine, space and point for a tumble dryer, power points, tiled splash backs, space and point for a fridge and freezer, pantry cupboard.

KITCHEN : 4.01m x 2.44m (13'2" x 8'0") Wooden window to the side, base and eye level units with a work surface over, sink and drainer with a mixer tap over, integrated electric oven and grill with a four burner electric hob, integrated fridge, tiled splash backs, power points, radiator.

LANDING : Wooden window to the side, radiator, power points, loft hatch, airing cupboard.

BEDROOM ONE : 4.72m x 3.23m (15'6" x 10'7") Wooden window to the rear, radiator, power points, TV point.

BEDROOM TWO : 3.78m x 3.66m (12'5" x 12'0") UPVC double glazed window to the front, radiator, power points, built-in wardrobes with shelving and hanging space.

BEDROOM THREE : 2.44m x 2.44m (8'0" x 8'0") UPVC double glazed window to the front, radiator, power points, telephone point.

BATHROOM : 3.38m x 1.93m (11'1" x 6'4") Wooden obscured window to the side, panelled bath with a tiled surround and a telephone style mixer tap over and a handheld shower over, 'Jack & Jill' vanity washbasins both having mixer taps over with a tiled work surface and storage cupboards beneath, bidet, W.C with a push button flush, tiled splash backs, wall lights, wall mounted electric heater.

SHOWER ROOM/BEDROOM FOUR : 4.37m x 2.18m (14'4" x 7'2") Wooden single glazed window to the side, fully tiled shower cubicle with a built-in mixer shower over, vanity washbasin with a mixer tap over and a worktop over with storage cupboards beneath, a wall mounted mirror with inset spotlights, tiled splash backs, radiator, wall mounted heated towel rail, inset spotlights.

EXTERIOR : The front of the property has a decorative brick wall with inset bespoke railings, which then open up to the off-road parking to the front, being laid to tarmac and block paved off-road parking. There is a lockable double metal gate opening up to further vehicular access, which again is all laid to tarmac and continues along the side of the commercial premises and then leads to a courtyard behind the commercial unit, being ideal for van storage. The rear is enclosed by a secure breeze-block 6-7ft wall and then gives access to the garden and main house.

There is side gated access to the garden for the home, which is enclosed by a brick wall and is all low maintenance, with a patio seating area adjacent to the garden room and raised flower borders. Then continuing onto a block paved seating area and a gravelled area where there is a shed, raised decking, a pedestrian gate leading to the commercial unit. Then continuing on where there is a further brick wall and panel fencing being approximately 10-12 ft, the second part of the garden is enclosed by a brick wall which then continues to an overgrown third section of the garden where there a variety of trees and shrubs.

FRONT COMMERCIAL UNIT : Wooden door to the side opening up to the:-

Entrance Hall : Window to the side, base units with a work surface over, sink with taps over and tiled splash backs, power point, loft hatch.

Separate Office : 3.56m x 2.95m (11'8" x 9'8") Wooden window to the side, power points, ideal office for the front commercial unit.

Cloakroom ; W.C and basin.

Room One : 5.28m x 3.53m (17'4" x 11'7") Double aspect having two windows to the front and two windows to the side, power points, air conditioning unit, meter cupboard.

Room Two : 3.51m x 2.44m (11'6" x 8'0") Note : potential to separate this room from room one.
Window to the side, electric storage heater, power points.

Room Three : 4.45m x 3.53m (14'7" x 11'7") Note : potential to separate this room from room one.
Window to the side, multiple power points, multiple telephone points, inset shelving for filing and a serving hatch.
Ideal reception area for a business.

SECOND COMMERCIAL UNIT : Through a wooden door into the :-

Entrance Hall : UPVC double glazed window to the side, electric storage heater, power points.
Note : Previously used as an electrical business unit.

Cloakroom : W.C, wash hand basin, hand dryer.

Comms Room : 2.95m x 2.46m (9'8" x 8'1") A dedicated room hosting all the digital communication and network, multiple power points, multiple telephone points, base and eye level units, sink and drainer with taps over.

'L' Shaped Office : 6.86m (max) x 6.10m (max) (22'6" (max) x 20'0" (max)) Previously used as an electricians office.
UPVC double glazed window to the side, multiple power points, multiple telephone points, storage cupboards, office lighting.

Paperwork Storage Cupboard : 3.28m x 2.01m (10'9" x 6'7") Power points, fuse box.

ENTRANCE TO WORKSHOPS : Wooden sliding barn doors

Workshop One: 6.25m x 4.39m (20'6" x 14'5") Sliding barn doors to the side, racking ready for electrical equipment, fuse box, power points.

Workshop Two(Store Room) : 2.13m x 5.87m (7'0" x 19'3") Window to the side with a metal security bars.

Main Workshop : 11.18m x 5.87m (36'8" x 19'3") Three metal single glazed windows to the side, workbenches, storage shelving for electrical equipment, power points, lights.

Yard : Parking for commercial vehicles.

AGENTS NOTE : Note : the central heating (air source heat pump) is currently not working, with the air source heat pump needing to be replaced. The air conditioning is also not currently working.

SERVICES : Council Tax Band - C
Energy Efficiency Rating - E
Heating - Air Source Heat Pump (currently not working and will need replacing).
Air Conditioning Unit (currently not working).

DIRECTIONS : From our office on West End at the traffic lights turn left onto Boston Road South where the property can be found on the right hand side.