ACCOMMODATION Glazed UPVC front entrance door with side panels to: 

ENTRANCE PORCH 6' 6" x 2' 11" (2.00m x 0.9m) Tiled step, obscure glazed inner door to: 

RECEPTION HALL 13' 7" x 7' 3" (4.15m x 2.21m) Access to loft space, coved and textured ceiling, radiator, Airing Cupboard, multi pane door to: 

LOUNGE 18' 6" x 12' 1" (5.65m x 3.69m) Coal effect gas fire and point with decorative surround, leaded light UPVC bowed window to the front elevation with display sill, coved and textured ceiling, ceiling light, radiator, TV point. 

DINING KITCHEN 17' 10" x 9' 11" (5.46m x 3.03m)  

DINING AREA Sliding patio doors to the rear elevation, radiator, coved and textured ceiling, ceiling light, arch to: 

KITCHEN AREA Fitted base cupboards and drawers, roll edged worktops, single drainer stainless steel sink unit, UPVC rear window, fluorescent strip light, gas cooker point, coved and textured ceiling, under counter fridge space, multi pane glazed door to: 

UTILITY ROOM 7' 1" x 5' 8" (2.16m x 1.73m) Plumbing and space for washing machine, security alarm control panel, shelving, coved and textured ceiling, ceiling light.  

CLOAKROOM 5' 10" x 2' 10" (1.78m x 0.88m) Low level WC, pedestal wash hand basin, obscure glazed UPVC window, ceiling light, radiator.

Also from the Utility Room a half glazed door opens into: 

CONSERVATORY 10' 2" x 8' 6" (3.11m x 2.60m) UPVC double glazed construction with mono pitch polycarbonate roof, 3 external entrance doors, views over the patio and gardens.

Also from the Main Reception Hall further doors are arranged off to: 

BEDROOM 1 14' 9" x 11' 10" (4.50m x 3.62m) Coved and textured ceiling, curved leaded light UPVC window to the front elevation with display sill, radiator, ceiling light. 

BEDROOM 2 11' 10" x 11' 11" (3.61m x 3.65m) UPVC window to the rear elevation, coved and textured ceiling, ceiling light, radiator. 

WET ROOM 6' 10" x 5' 4" (2.10m x 1.65m) Non slip flooring, fully tiled walls, walk-in easy access shower area with three quarter height screen and fitted Triton T80 electric shower, pedestal wash hand basin, low level WC, radiator, shaver point, obscure glazed UPVC window, coved and textured ceiling. 

EXTERIOR The property occupies an established plot with Copper Beech hedging to the front boundary and a stepping stone pathway leading to the front door. There is a concrete slabbed and gravelled driveway with back to back parking for 2 cars and a gravelled turning bay with parking for a further car. The driveway gives access to: 

ATTACHED GARAGE 16' 3" x 9' 7" (4.96m x 2.93m) Up and over door, concrete floor, consumer unit, cold water tap, obscure glazed UPVC window, wall mounted British Gas fired central heating boiler. 

THE GARDENS Situated predominantly to the side of the property with extensive lawns, Copper Beech hedging to the outer boundary, shrubs, bushes and conifers. The gardens continue round to the rear where pathways lead to a paved patio, useful garden shed and a trellised arch leading to a further attractive lawned garden to the side and rear with wide stocked borders, rose bushes, plants, flowers and a close boarded timber fence to the side and part of the rear boundary. 

DIRECTIONS From the centre of town at the High Bridge proceed along Church Street passing the Church and taking the second right hand turning into Stonegate. Proceed passing Spalding High School, then turning left at the crossroads into Matmore Gate. Proceed to the far end turning off to the left into the cul-de-sac known as Birch Grove and the property is situated on the right hand side. 

AMENITIES The nearby Coronation Channel provides walking opportunities, the Tesco Convenience Store on the corner of Matmore Gate and Stonegate is within an easy walk as is the High School, local primary school and the town centre. Spalding offers a full range of shopping, leisure, banking, commercial and educational facilities along with bus and railway stations and the modern Johnson Hospital.