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Cobweb Cottage is quietly situated in a cul-de-sac within the village of Swinefleet. Of much charm and character and with a stunning riverbank location affording extensive views across the river and farmland beyond, it offers an idyllic lifestyle opportunity whilst being within easy reach of the M62 and all major centres in the region.

FRONT RECEPTION ROOM 11' 10" x 10' 11" (3.61m x 3.33m) The property is entered via a quality composite door into the front reception room, with double radiator, cupboard housing the fuse box and bespoke hand-built recess book shelf and cupboard. Coving, window to the front and carpet flooring.

REAR RECEPTION ROOM 15' 1" x 11' 9" (4.6m x 3.58m) Window to the side, coving and ceiling cornice, double radiator and carpet flooring. TV point and fireplace with inset log burner and solid Oak mantle, feature open staircase to the first floor, door to the kitchen, door to the side to conservatory porch.

CONSERVATORY PORCH (UPVC) 7' 10" x 5' 6" (2.39m x 1.68m) Tiled floor, radiator, double power point and door to the side access.

KITCHEN 11' 10" x 6' 10" (3.61m x 2.08m) Window to the rear, double radiator. The kitchen has a range of wall and base units in cream with contrasting work top, stainless steel sink and drainer with mixer tap over. Integrated oven and hob; space for a tall fridge freezer and plumbing for a washing machine.
Worcester Bosch oil fired central heating boiler ( new in 2017 )

MASTER BEDROOM 11' 4" x 11' 3" (3.45m x 3.43m) Affording stunning open views across the river and beyond from the balcony.
The balcony has patio doors, an external power point and lighting.
The bedroom has built in double wardrobes with hanging space and shelving, double radiator, TV point and carpet
En-suite W.C..

BEDROOM TWO 11' 8" x 11' (3.56m x 3.35m) A double bedroom to the front with two windows, double radiator and laminate flooring. TV point. BT point.

BATHROOM Fully tiled walls and lino flooring, bath with shower over and shower screen. Hand basin and W.C.. Store cupboard with original door and loft hatch.

LANDING With picture window overlooking the river.

EXTERNALLY Fully paved cottage courtyard style garden with an abundance of seasonal and mature planting. Gate access to the river bank. Shed, outside water tap and two external lights, bin store area and gate to the street access.

Fully UPVC double glazed windows

Oil Fired Central Heating

COUNCIL TAX We are advised that the property is Band B.

SERVICES We are advised that the property is connected to mains drainage, water and electricity.

TENURE We are advised that the property is Freehold Title.

VIEWING Viewing is by appointment with the agents

PROPERTY OMBUDSMAN Apian Estate Agents Ltd are members of The Property Ombudsman Scheme (www.tpos.co.uk) and abide by their code of conduct appertaining to property sales.

Consumer Protection From Unfair Trading Regulations 2008 (CPS)

These particulars are intended to give a fair and reasonable description of the property. No liability is accepted for any errors, omissions, statements either verbal or written by anyone associated with Apian Estate Agents, nor do they constitute an offer, warranty or contract. The vendor advises that all services/appliances operate satisfactorily but have not been tested by the agents. Interested parties must satisfy themselves in this and all other respects appertaining to the property and take such independent advice as may be prudent prior to committing to purchase. All dimensions are approximate and floor plans are for information only and not to scale.

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