Thorngumbald Road, Paull

5 BEDROOM COUNTRY HOUSE BED AND BREAKFAST WITH ADDITIONAL 4 BESPOKE SEPARATE GUEST BEDROOMS IN AN IDYLLIC RURAL SETTING

Summary:

This superb country house set in around 5 acres includes a purpose built bed and breakfast providing an exciting opportunity to fund this enviable lifestyle with a substantial regular all year round income.The main house offers generous accommodation of over 2,600 sq.ft. The bespoke bed and breakfast units are detached and away from the house and enjoy a delightful setting amonghalf an acre of mature woodland, paddocks and a wildlife pond.A truly exciting opportunity and highly recommended.

Location:

Paull Holme Farm is located on the south side of Thorngumbald Road, approximately one mile outside Paull, situated down a long tree lined private road.The rural village of Paull lies immediately to the east of the City of Hull, and with the completion of the new Hedon Road has excellent access to the M62 and Humberside Airport. The city centre can be reached in approximately 15 minutes by car. Paull village is served 3 public houses providing excellent food. 2005 saw the completion of a 200 acre nature reserve and bird sanctuary. Fort Paull is also of great historic importance and over the last few years has won awards as a non-profit making museum.

Accommodation:

The accommodation is arranged on the ground and one upper floor, plus separate detached bed and breakfast annexe and can be seen in more detail on the dimensioned floorplan forming part of these sales particulars and briefly comprises as follows.

Entrance Hall:

With staircase off, understairs storage cupboard.

Lounge:
16' 7'' x 23' 3'' (5.05m x 7.08m)
With a dual aspect to both south and west, featuring a period style fireplace with cast iron stove.

Study:
12' 9'' x 6' 3'' (3.88m x 1.90m)

Open Plan Day Room/Dining Kitchen:
30' 0'' x 26' 7'' L shaped narrowing to 14'6" (9.14m x 8.10m)
The living area enjoys a south facing aspect and features a period style fireplace with multi fuel wood burning stove and includes a comprehensive range of cabinets with solid oak panelled fronts and complementing granite effect worktops.A centre island incorporates a stainless steel twin range oven, single drainer sink unit and large built-in cloaks cupboard.

Utility Room:
14' 2'' x 13' 6'' max L shaped narrowing to 4'9"(4.31m x 4.11m)
Fitted in a style to match the kitchen including a ceramic single drainer one and a half bowl sink unit, plumbing for automatic washing machine.

Ground Floor Shower Room:

Fully tiled complementing a three piece suite comprising shower cubicle, pedestal wash hand basin and low level w.c.

First Floor:

Landing:

Double French doors leading to a south facing balcony enjoying delightful views of the estuary.

Master Bedroom:
16' 7'' x 15' 0'' (5.05m x 4.57m)
Double French doors and Juliet balcony enjoying a south facing estuary view and further views to the west over the paddocks and pond.Open plan to the...

Dressing Room:
10' 0'' x 8' 2'' (3.05m x 2.49m)

En-suite Shower Room:

Fully tiled complementing a three piece suite comprising shower cubicle, pedestal wash hand basin and low level w.c.

Bedroom 2:
14' 9'' x 14' 6'' (4.49m x 4.42m)
Double French doors to a Juliet balcony enjoying the south facing estuary views.

Bedroom 3:
14' 6'' x 12' 0'' (4.42m x 3.65m)
Connecting door to...

Bedroom 4:
10' 9'' x 7' 9'' plus entrance recess (3.27m x 2.36m)
This room has an independent staircase from the ground floor with en-suite shower room and could be used as a further letting room if desired.

Shower Room:

Incorporates a three piece suite with full tiling comprising shower cubicle, pedestal wash hand basin and low level w.c.

Bedroom 5:
14' 6'' x 10' 0'' max narrowing to 6'2" at one end (4.42m x 3.05m)

Bathroom:

Fully tiled complementing a three piece suite comprising P shaped shower bath, pedestal wash hand basin and low level w.c.

Bed And Breakfast Accommodation:

Comprises four bespoke bed & breakfast en-suite bedrooms as shown on the dimensioned floorplan plus a large communal kitchen with facilities plus store room and open garage which can also be seen on the dimensioned floorplan.We are informed by the vendors that the bed & breakfast produces a regular income throughout the year.Full details available on inspection.The clientele is a good mixture of weekend holiday makers plus regular commercial and working lets.There is an additional static caravan which produces a regular income that may be available but subject to separate negotiation.

Outside:

The property enjoys a discreet setting along a tree lined private road, enjoying considerable privacy with no immediate neighbours and adjacent to an ancient listed monument.The grounds extend all around the property, a circular driveway provides easy in and out access.There is a private car park, a large paddock with a wild life pond, plus a further large grazing embankment.There is a large utility area which incorporates a steel frame barn measuring approximately 60ft x 20ft (1500 sq. ft.) adjacent to which is a large covered log store.

Services:

Mains electricity and water are connected to the property, drainage is by way of septic tank.

Central Heating:

The property has the benefit of a comprehensive oil fired central heating system to panelled radiators with a separate heating system for the bed & breakfast unit.

Double Glazing:

The property has the benefit of UPVC double glazed windows throughout.

Council Tax:

Council Tax is payable to the East Riding Of Yorkshire Council.From verbal enquiries we are advised that the property is shown in the Council Tax Property Bandings List in Valuation Band E.*

Fixtures & Fittings:

Certain fixtures and fittings may be purchased with the property but may be subject to separate negotiation as to price.

Disclaimer:

*The agent has not had sight of confirmation documents and therefore the buyer is advised to obtain verification from their solicitor or surveyor.

Viewings:

Strictly by appointment with the sole agents.

Mortgages:

We will be pleased to offer independent advice regarding a mortgage for this property, details of which are available from our Fine and Country Office on 01482 420999. Independent advice will be given by Licensed Credit Brokers. Written quotations on request. Your home is at risk if you do not keep up repayments on a mortgage or other loan secured on it.

Valuation/Market Appraisal:

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