Solicitors

Graham & Rosen Solicitors2-4 George StreetCottinghamHULLHU16 5QU

Tel: 01482 847475Fax:01482 841043DX 15883 HULLRef:Claire Louise RobinsonE-mail: clr@graham-rosen.co.uk

FOR SALE BY PRIVATE TREATYGUIDE PRICE: £425,000.00

FREEHOLD WITH VACANT POSSESSION

A unique four bedroom cottage situated in a secluded parkland setting with extensivelawned gardens, outbuildings and surrounded by parkland extending to approximately

3.85 acres (1.56 hectares) or thereabouts, with unrivalled panoramic views of theAncholme Valley

GAMEKEEPERS HILLSIDE COTTAGESAXBY ALL SAINTS

BRIGG DN20 0PZ(Brigg 7 miles, Barton Upon Humber 4 miles, Humber Bridge 4 miles)

Selling Agents DDM Agriculture59 Wrawby Street

BRIGGDN20 8JE

Tel: 01652 653669Fax: 01652 653311

DX: 24358 BRIGGReference: Tony Dale

E-mail: tony.dale@ddmagriculture.co.uk

GAMEKEEPERS HILLSIDE COTTAGE - SAXBY ALL SAINTSGeneral Remarks & Stipulations

Introduction Gamekeepers Hillside Cottage offers a superb opportunity to acquire a four bedroom property which can onlybe described as “unique” situated within its own medieval parkland, this property offers total seclusioncombined with unrivalled panoramic views of the Ancholme Valley.

The cottage, believed to have been constructed in the 1850’s, has undergone a number of modernisationschemes which have retained many of the original features of the property and now offers spacious family sizedaccommodation, which includes: a large farmhouse kitchen, a spacious inner dining hall, a conservatory,lounge and versatile utility room. The first floor includes four bedrooms and a family sized bathroom.

Originally forming part of the Saxby Hall Estate, the cottage is nestled half way up the escarpment from thevillage of Saxby All Saints and is accessed from a small lane known as Dann’s Hill. The entrance to theproperty is via an automated lockable steel gate which leads on to a farm track bounded by Lincolnshire postand rail fencing, which winds its way up to the property, adjoining mature woodland.

The immediate grounds, extending to approximately 0.84 acre, contain large lawned areas to the rear and arange of outbuildings including garaging/workshop, together with purpose built dog kennelling and furtheroutbuildings including a summer house.

Altogether the property offers total security in a peaceful parkland setting with outstanding views of theLincolnshire countryside.

SituationThe small picturesque village of Saxby All Saints is a much sought after residential location. Situated midwaybetween the market towns of Brigg and Barton upon Humber, the village is well positioned for travelling tothe major employment areas of Hull and Lincoln. For travelling further afield there is easy access to the M180motorway at Barnetby Top (Junction 5), which is approximately three miles to the east. The Humber Bridgeis approximately four miles to the north providing easy access to Hull and East Yorkshire, and eight miles tothe south east is Humberside International Airport, situated at Kirmington.

Description Gamekeepers Hillside Cottage is a unique four bedroom property constructed of white washed brick under atraditional clay pantile roof with outbuildings, kennels and paddock land extending to 3.01 acres. The propertyhas the benefit of oil fired central heating throughout. This is an excellent home of distinct character andviewing is highly recommended.

The accommodation in detail comprises:-

Ground Floor

Rear entrance door to:-

Farmhouse Kitchen 3.99m x 5.26m (13’ 1’’ x 17’ 3’’) withmahogany finished floor and wall units, inset single stainless steelsink unit, Format-Belling cooker with canopy over, and tiling tofloor, exposed beamed ceiling with single and double radiatorsleading to archway off to:-

Inner Dining Hall 3.38m x 4.34m (11’1’’ x 14’3”) with ceramic floor tiling featuring natural brick fireplacewith arched recess containing a Trianco oil fired central heating boiler (installed Oct 2007) with built in doubledoor shelving cupboards to the side; telephone point, staircase off to the first floor and double doors leadingto:-

GAMEKEEPERS HILLSIDE COTTAGE, SAXBY ALL SAINTS

Conservatory 4.49m x 2.95m (14’9” x 9’8”) double glazed withpanelled and glazed door to the rear entrance area, single radiatorand decorative ceramic tiled flooring.

Lounge 6.99m x 3.38m (22’11” x 11’1”) with cathedral style featurewindows to the western aspect, storage cupboards, two single and onedouble radiator, t.v. aerial point, telephone point and open fireplacewith wooden surround housing a living Flame coal effect propolenegas fire inset.

Utility/Office Area 5.44m x 3.43m (17’10’’ x 11’3’’) being an “L” shaped room with hardwood double glazedwindows, ceramic tiled flooring, built in storage cupboards and plumbing for washing machine, venting fortumble drier and door to:-

Separate W.C. with low flush w.c, pedestal hand basin, ceramic floor tiling, exposed beamed ceiling andprovision for a shower unit.

First Floor

Landing with telephone point:-

Bedroom 1 3.30m x 7.01m (10’10” x 23’0”) with hardwood doubleglazed windows, exposed roof timbers, two radiators and built inlow level storage cupboards.

Bedroom 2 3.23m x 2.51m (10’7” x 8’3”) with hardwood double glazed window to the southern aspect, singleradiator and built in cupboards.

Inner Landing with built in airing cupboard to:-

Bedroom 3 2.24m x 2.69m (7’4’’ x 8’10’’) mind with deep recess, built in cupboards, single radiator, dormerwindow to the eastern aspect and loft access hatch.

Bedroom 4 4.01m x 2.87m (13’2’’ x 9’5’’) with single radiator, hardwood window to the western aspect, fittedfull height wardrobes and single radiator.

Bathroom with panelled bath, pedestal sink, low flush w.c, walk in Mira Sport shower unit, fully tiled, ceramicfloor tiling, heated towel rail and hardwood windows to the eastern aspect.

GAMEKEEPERS HILLSIDE COTTAGE, SAXBY ALL SAINTSOutside

The property is approached from Dann’s Hill via a private hardcore access track which sweeps around theperimeter of the property through the superb parkland setting. The property is set well back and is not visiblefrom the public highway.

The Outbuildings include a brick under concrete tile garage/workshop (20’6’’ x 18’6’’) with double entrancedoors, side stable door also with roof storage space and mains electricity connected.

Also adjoining the garage is a range of purpose built dog kennels with individual open runs plus a further sixkennels directly opposite. Historically these were once used to capacity by the estate gamekeeper. In additionthere is a further open fronted garage/store on an area of hardstanding. To the rear of the garage is an additionalkennel/run and also a cold water stand pipe.

The Cottage itself stands within approximately 0.84 acre of lawned garden, which also accommodates aformer deep litter poultry shed currently used for storage purposes. The lawns adjoining mature woodland tothe east and the front of the property are sheltered to the west by a variety of ash and holly trees providing ahigh degree of shelter and privacy to this unique property.

The Grounds also contain a small summer house, which houses awooden burning stove and has mains electricity connected.

The property enjoys superb panoramic views, which must be seen to beappreciated in order to capture the idyllic setting which is completelyprivate.

Sole access to the property

GAMEKEEPERS HILLSIDE COTTAGE, SAXBY ALL SAINTS

Important NoticeDDM Agriculture for themselves and the Vendors of this property, whose agents they are, give notice that:

(i) These particulars have been prepared in good faith to give a fair overall view of the property, do not form any part of an offeror contract, and must not be relied upon as statements or representations of fact.

(ii) The purchaser(s) must rely on their own enquiries by inspection or otherwise on all matters including planning or otherconsents.

(iii) The information in these particulars is given without responsibility on the part of DDM Agriculture or their clients. NeitherDDM Agriculture nor their employees have any authority to make or give any representation or warranties whatsoever inrelation to this property.

(iv) Any areas and/or measurements or distances referred to are given as a guide and are not precise.

(v) Nothing in these particulars should be deemed to be a statement that the property is in good structural condition or that any

GAMEKEEPERS HILLSIDE COTTAGE, SAXBY ALL SAINTSPlanning PermissionThe property is sold with detail planning permission to extend the property quite extensively to the rear.This permission was obtained in Autumn 2007. Full copies of the plans can be viewed by appointment atthe offices of the Selling Agents.

Conservation AreaThe property is situated in a Conservation area as designated by the North Lincolnshire County Council.Further information on the designation can be found on North Lincolnshire Council websitewww.northlincs.gov.uk.

ServicesThe property has the benefit of mains water and electricity with drainage to a septic tank.

Outgoings North Lincolnshire CouncilCouncil Tax Band “D”2007/2008 Rates payable £1,387.96

Fixtures & Fittings All items specifically mentioned within these sale particulars are included with the guide price which alsoincludes all carpets and curtains.

Tenure & Possession The tenure of the property is freehold and is offered for sale with the benefit of vacant possession.

Easements, Wayleaves & Rights of WayThe property is contained within its own ring fence and is not affected by any other rights of waywhatsoever.

ViewingViewing of the property is strictly by prior appointment with the Selling Agents, who can be contacted on(01652) 653669

Method of Sale The property is offered for sale by private treaty and interested parties ware invited to discuss the propertyfurther with Tony Dale of the Selling Agents on 01652 653669 or mobile number 07970 126302.

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Energy Performance Graphs

GAMEKEEPERS HILLSIDE COTTAGE - SAXBY ALL SAINTSSITE PLAN

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This map is based on the Ordnance Survey with the sanction of the controller of H M Stationery Office crown copyright reserved licence number ES100029377.

3.01 acres Paddock Land

0.84 acreGarden Land/Outbuildings

GAMEKEEPERS HILLSIDE COTTAGE, SAXBY ALL SAINTSLOCATION PLAN

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Ref: TD/AS/BR.07/229Date: 17th February 2008

This map is based on the Ordnance Survey with the sanction of the controller of H M Stationery Office crown copyright reserved licence number ES100029377.