Tinkle Street, Grimoldby, LOUTH, Lincolnshire, LN11 8SW Guide Price £850,000

Designed by renowned church architect James Fowler this substantial detached Victorian Rectory stands in beautiful mature grounds of around 1 acre (STS) backing onto open fields. The house has light, airy rooms of superb proportions with a fine reception hall and gallery landing above, three reception rooms and garden room, a Sarah Anderson fitted dining-kitchen with Aga, four double bedrooms, contemporary ensuite bathroom to the master and a family bathroom. Useful range of outbuildings, cellar, long driveway and coach house with conversion potential (STP).

Directions Proceed away from Louth on the Legbourne Road and at the roundabout, take the first exit along the B1200. Follow the road for several miles into Manby Middlegate and at the traffic lights, turn left into Grimoldby along Tinkle Street. Follow the road for a short distance and The Old Rectory will then be found on the left side standing well back from the road.

The Property Constructed in 1874, this impressive, detached character residence is substantially built in solid brick beneath pitched timber roof structures which were stripped, felted and re-covered in slate during 2019. The main rooms are particularly light and airy by virtue of the large windows which are now a combination of single-, double- and secondary-glazed. Heating is by a gas central heating system supplemented by open fires, a wood burning stove and the gas-fired Aga cooking range in the kitchen supplements the domestic hot water system.

The spacious dining-kitchen was re-fitted by highly regarded local specialist, Sarah Anderson, and has a painted bespoke range of units. A superb ensuite bathroom was created around 2016 with tiling by Mandarin Stone and the wood burning stove in the sitting room was installed around 2013.

The building has some interesting design features to include corbelled brickwork to the gables, decorative clay ridge tiles, ornate chimney pots, two large walk-in bay windows with slate roofs and large sliding sash windows. Complementing the main house, an L-shaped range of outbuildings extends from the side elevation to form an enclosed spacious courtyard with double hardwood gates and culminating in the coach house with loft over and a workshop. The latter provide potential for conversion into ancillary accommodation (subject to planning permission and building regulation consent).

The accommodation is beautifully proportioned with a particularly fine reception hall and gallery landing, a secondary staircase to the rear wing first floor, a cellar, four double bedrooms, two bathrooms and three main reception rooms, together with a charming garden room. The fitted dining kitchen is connected via the scullery to the outbuilding range with useful utility room WC and storerooms. Both the entrance lobby and landing have a cloakroom off with WC and washbasin.

The superb formal gardens and long, gated driveway beautifully complement the patina of the house and in winter the secluded rear garden sheds the leafy perimeter to reveal open views across the fields to the Lincolnshire Wolds.

Though this property is not Listed, the present owners have been very keen to preserve the original appearance and character of The Old Rectory whilst enjoying a wonderful family home.

The Architect James Fowler (11 December 1828 - 10 October 1892), known as 'Fowler of Louth', is best known as a Victorian English Church Architect and was associated with the restoration and renovation of churches. However, he was also the architect of a wide variety of other buildings. A listing of his work compiled in 1991 traced over 210 buildings that he designed or restored. He is known to be the architect for 24 new churches and his work also included 40 vicarages or rectories, 13 schools, four almshouses, a Savings Bank, a convalescent home and hospital as well as country houses and estate housing.

Location Grimoldby is a popular country village approximately five miles from the market town of Louth and in conjunction with the neighbouring village of Manby, there are local facilities including a primary school, post office/store, a pub, doctors' surgery, mini supermarket, restaurant and two churches. Louth has a wider range of amenities, including many individual shops, cafes, restaurants and bars, cinema and theatre together with secondary schools and academies including the King Edward VI grammar school. The town also has some excellent sports facilities to include a golf club, tennis academy, the Meridian Sports Centre with swimming pool and the playing fields on London Road. The local bus service stops outside the house.

On the outskirts of Louth is the Kenwick Park leisure complex with equestrian centre and Grimoldby is about five miles from the popular Lincolnshire coast with nature reserves and miles of sandy beaches.

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

Ground Floor The main entrance is at the front of the property where a part-glazed front door with glazed fanlight opens into an initial:

Entrance Lobby An interesting entrance with projecting angled doorway, front window with beige coloured ceramic tiled sill and an oak parquet floor from the matwell extending through glazed three-pane double doors with glazed fanlight over into the reception hall beyond. Moulded four-panel door to:

Cloak Room/WC White suite of low-level WC with chrome down tube and Heritage semi-circular wash hand basin with chrome taps. Front window with ceramic tiled sill, radiator, coat hooks to wall plaque and slate tiled floor.

Reception Hall A spacious and superbly proportioned room with light oak parquet flooring, a 1m wide feature staircase with oak turned spindle balustrade and ornate newel posts leading to the first-floor gallery landing above and an understairs shaped alcove. Coved ceiling and circular rose to the ceiling light point, large radiator and white painted, cast-iron pillared fire surround with a cast iron inset and projecting tessellated hearth. Moulded four-panel doors lead off to the reception rooms and side hallway.

Drawing Room A bright and airy room positioned to enjoy splendid views over the rear and side gardens by virtue of a large side sash window and a wide, walk-in rear bay window, both having working shutters with white paintwork.

Moulded coving, picture rails and circular rose to the ceiling light point. Handsome grey marble fire surround with cast iron arched open grate and granite tiled hearth. Built-in dresser, painted white with base double cupboards and panelled display/book shelves above. Double and large single radiator.

Dining Room Another bright and airy room also having a wide, walk-in bay window to the side elevation and a large sash window on the front elevation (both again having working shutters painted white).

Cast iron fireplace set into an intricately carved, pillared wooden surround, raised open grate and black quarry tiled hearth. Moulded coving and picture rail, two double radiators and four wall light points on dimmer switch.

Sitting Room Positioned at the front of the house, this is a cosy family room with handsome marble pillared fire surround and mantel shelf, cast iron inset with decorative ceramic tiles, slate tiled hearth and cast-iron stove. Moulded coving and picture rail, circular rose to ceiling light point and large double radiator. The front sash window overlooks the main approach to the property.

Garden Room A lovely, light room with rear double-glazed French doors set into a complementary glazed surround and providing splendid views over the courtyard garden beyond, whilst opening onto a flagstone patio. Oak floor, decorative moulded coving to the ceiling and complementary rose.

Living/Dining Kitchen A spacious room fitted with an attractive range of units by Sarah Anderson, finished in light grey paintwork with black granite work surfaces to include a large island unit with base cupboards, wine rack and an integrated refrigerator. There is a long range of base units comprising cupboards, wide drawers, a faced Miele dishwasher, tall wall cupboards over and arched panelled display shelving.

Cream enamelled gas-fired Aga cooking range set into a fireplace surround with travertine tiling and stone mantel on shaped brackets above with a cast iron utensil rail. Matching base cupboards complementing the fitted units to each side of the Aga and painted double door on each side into tall shelved and larder cupboards adjacent.

Two radiators, slate tiled floor and moulded coving to the ceiling. Pendant light point to the dining area and twin pendant light points over the island unit, together with LED ceiling downlighters; two radiators. Once again, this is an especially light and airy room having two sash windows on each side elevation, (two fitted with working shutters).

Scullery To one side there is an oak work surface surrounding a Belfast sink on brick piers with mixer tap, ceramic tiled splashbacks and wall shelving. Ideal Mexico II gas central heating boiler and digital wall programmer.

Slate tiled floor, strip light, large side sash window with working shutters and a wide ledged and braced door with bolts onto the lobby beyond, which extends into the courtyard wing. Trap access to the wing roof void. Door to the side porch and courtyard.

Side Hallway Approached from the main reception hall and having slate tiled floor, a back staircase with painted side screen panelling, radiator and a four-panel door with glazed fanlight from the driveway. Door with solid built steps down to the:

Cellar A brick vaulted, two room cellar, the main area measuring 4.35m x 3.4m and to the side of the steps there are wine storage enclosures. Electric lighting.

First Floor

Gallery Landing A magnificent room in its own right with the oak spindle balustrade and newel posts extending around a large stairwell overlooking the reception hall below. There is a a glazed lantern to the ceiling over, backlit by LED lighting on a WiFi timer and fitted with intricately decorated leaded panes as illustrated in our photographs. From the centre of the lantern there is an electric chandelier point.

Full width range of built-in display and bookshelves with concealed LED strip lighting and a decorative backlit circular coloured glass panel. To the front, a shaped arch with inset plinth leads from the upper step of the staircase into a landing alcove with a large, angled sash window overlooking the main entrance and a four-panel door into the:

Cloaks-WC/Washroom With a white Royal Doulton low-level WC, small bracket wash hand basin, large sash window to the front elevation with louvre blinds and trap access to the front wing roof void.

Master Bedroom (rear) A spacious and elegant double bedroom with part-sloping ceiling, radiator and built-in double wardrobe painted in duck egg blue. The room is flooded with light by virtue of three sash windows to the rear elevation and these command amazing views over the main garden towards the fields and the Lincolnshire Wolds in the distance. Decorative ceiling rose to the ceiling light point, smoke alarm and door to:

En Suite Bathroom In contrast to the Period character of the interior, this ultra-modern ensuite bathroom has a splendid, shaped slipper bath with tall chrome mixer tap on pillar and having a shower handset; suspended low-level WC with concealed cistern and cabinets to the rear, together with chrome dual flush button, wide vanity unit with Carrera marble surround and upstands to twin oval wash hand basins and chrome pillar mixer taps. Feature ceramic tiled, tall, walk-in shower cubicle of excellent size with contrasting mosaic floor tiles and floor drain allowing easy access and having a glazed side screen, together with a thermostatic shower mixer unit with handset and large circular drench head. Limestone tiled floor, tall designer radiator in white, LED downlighters and micro-LED lights to the ceiling. Twin chrome LED wall lights over the wash basins. Light-operated extractor fan, part-sloping ceiling and rear sash window with louvre blind. Electric underfloor heating with digital wall controller.

Bedroom 2 (front) A large double bedroom with tall part-sloping ceiling, sash window to the front and side elevations, each with secondary glazing, radiator and wall light to the chimney breast. Smoke alarm and decorative rose to ceiling light point.

Bedroom 3 (front) A smaller but still spacious double or twin bedroom with a large sash window to the front elevation, part-sloping ceiling and radiator. Decorative rose to the light point, smoke alarm and two wall shelves to one corner.

Side Landing With staircase emerging from the side hallway below via turning kite-winder upper steps onto the landing area which has a pillared balustrade around the stairwell. There is a large window above the staircase on the side elevation and a walk-through opening to the:

Rear Landing Illuminated by ceiling downlighter spotlights, this landing has two built-in double wardrobes with four-panel moulded doors and door-operated lighting. There is a trap access to the rear wing roof void, a double radiator and four-panel doors lead off to bedroom four and the family bathroom.

Family Bathroom A spacious bathroom with a white suite comprising panelled bath, low-level, dual-flush WC and a square designed pedestal wash hand basin with single lever mixer tap. Walk-in easy access shower cubicle splash-boarded in contrasting colours on two sides with a glazed side screen and having a shower mixer unit with handset and ceiling spotlight/extractor fan over.

Complementary splashback boarding around the suite and oak-effect floor covering. There is an arched alcove with mirror back and a built-in airing cupboard containing the large capacity foam-lagged hot water cylinder. White ladder-style radiator/towel rail.

Bedroom 4 (rear) With step down from the rear landing, this fourth double bedroom has a sash window to the side elevation, a radiator and smoke alarm.

Attached Outbuildings There is a range of outbuildings leading from the side wall of the main house in an L-shaped configuration to enclose the spacious courtyard which has tall hardwood double gates from the driveway at the front. This sheltered area has doors leading to a range of outbuildings as follows.

Side Porch With a main ledged, braced and framed door from the courtyard in a double-glazed surround, and coat hooks to a wall plaque with shelves above and below.

Utility Room With a hardwood drainer and work surface on each side of a white Belfast sink with mixer tap. Space with plumbing for washing machine and space for further appliances. Small Yorkshire sash window to the courtyard elevation with secondary glazing. Slate tile floor, double wall cupboard and latch door.

Coal Store With electric light, front window and brick floor, together with colour washed brick walls. Approached through a doorway with steps down.

Open-fronted Shelter With pillar at the front, covered log storage area and washing area with a Belfast sink on brick piers, hot and cold water taps. Brick floor, strip light and door to a:

Gardener´s Toilet With low-level WC and rear window over.

A passageway leads from the courtyard to a door at the rear into the main kitchen garden and a door at the side into the:

Conservatory Constructed in coated aluminium with glazed roof and side panels to sides and rear from floor level, quarry tiled floor, power points and water tap.

Workshop A spacious, versatile room illuminated naturally by large windows on the courtyard elevation and having a small window onto the greenhouse beyond. Part wood-panelled walls, wall cupboard units and a large, low corner glazed sink with hot and cold taps.

Store Originally the groom's quarters with an arched brick fireplace and having a brick floor, Yorkshire sash window and latch door.

Coach House With double doors at the front, brick floor, LED strip lights and a trap opening to a Hayloft over of equal size with plastered part-sloping ceiling.

Two Garden Stores With centre passage and storage area, accessed from the pathway round the kitchen garden

The Grounds The property stands well back from Tinkle Street with large, mature grounds of around one acre (subject to survey). A metal-gated driveway leads towards the house, widening to form a parking/turning forecourt, before continuing across to the tall double gates which open into the courtyard.

The gardens are a truly delightful feature of this home, enjoying privacy and seclusion with large lawns to front, side and rear, a wild garden meadow to the side of the driveway and a wealth of established trees, shrubs and bushes with pathways leading through. There are drifts of spring bulbs and at the very rear of the garden, a fruit orchard where the present owner keeps bees producing delicious local honey.

Sheltered by tall hedges on the south side of the greenhouse and outbuildings there is a traditional kitchen garden enclosed by box hedging and symmetrically divided by pathways and ornamental shrubs, all surrounded by lawned pathways. Close to the house on the south side, a flagstone patio enjoys a warm, sunny aspect and opens onto pathways through box-hedged flower and rose beds on each side of a long ornamental pond. At the side there is a pergola forming an arched walkway with a grape vine trained over.

Viewing: Strictly by appointment through the 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.

Any 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 gas, electricity, water and drainage but no utility searches have been carried out to confirm at this stage. The property is in Council Tax band E.

FEATURES

  • Substantial detached Victorian Rectory
  • Beautiful mature grounds of around 1 acre (STS)
  • Outbuilding range inc. coach house, workshop and stores
  • Superb reception hall and large gallery landing
  • 4 double bedrooms of excellent proportions
  • Re-fitted spacious contemporary ensuite bathroom
  • Family bathroom, 2 x clks/WC's
  • Sarah Anderson fitted din-kitchen with Aga
  • 3 elegant reception rooms and garden room
  • Long gated driveway, ample parking

FLOORPLANS Click to enlarge

EPC RATINGS Click to enlarge