Browns Drove, Swineshead, Boston

SUMMARY
A substantial guest house/B&B with private living accommodation, Boston Lodge is situated just off the main A17 providing access to Kings Lynn/Sleaford/Newark. Having a wealth of accommodation offering a great deal of flexibility with a range of suites, double and single rooms.


DESCRIPTION
A substantial guest house/B&B with private living accommodation, Boston Lodge is ideally situated just off the main A17 providing access to Kings Lynn/Sleaford/Newark. Having a wealth of accommodation offering a great deal of flexibility with a range of suites, double and single rooms, the property is ideal for attracting income from business people working in the local area, families, fishing and golf societies.The property is approximately a 10 minute drive from Boston being the closest local town, 20 minutes from Spalding and Sleaford, as well as 40 minutes from Peterborough and Lincoln. Currently run as a business.

FOR SALE VIA THE MIDLANDS AUCTION CENTRE IN ASSOCIATION WITH BARNARD MARCUS AUCTIONS MONDAY 3RD FEBRUARY 2025 AT 9.00AM AT THE DE VERE GRAND CONNAUGHT ROOMS, 61-65 GREAT QUEEN STREET, COVENT GARDENS, LONDON WC2B 5DA. YOU CAN ALSO REGISTER FOR ONLINE BIDDING.
CONDITIONS OF SALE
The Conditions of Sale will be deposited at the offices of the auctioneers and vendor's solicitors seven days prior to sale and the purchaser shall be deemed to have knowledge of the same whether inspected or not. Any questions relating to them must be raised prior to the auction. Prospective purchasers are advised to check with the auctioneers before the sale that the property is neither sold nor withdrawn. The purchaser will also be deemed to have read and understood the auction conduct notes printed within the sale catalogue.
Health & Safety Advice for Property Viewers.

Living Accommodation 
Having leaded glazed entrance door with matching side panels leading into the: -

Entrance Porch 
Door leading into the: -

Entrance Hall / Office Space 
Having built-in storage cupboard.

Bedroom 2 11' 1" x 11' ( 3.38m x 3.35m )
Having window to front aspect, radiator.

Inner Hallway 
Having radiator, wall mounted lighting.

Bedroom 1 14' 8" x 17' 10" ( 4.47m x 5.44m )
Having window to side aspect, radiator. Door to: -

En-Suite Bathroom 
Having 4 piece suite comprising double shower cubicle with tiling within, panelled bath, pedestal wash hand basin, low level WC, tiled splashbacks.

Kitchen 15' x 12' 2" ( 4.57m x 3.71m )
Having windows to dual aspects, work surfaces with tiled splashbacks, stainless steel sink and drainer unit with mixer tap, extensive range of base cupboards and drawers and matching wall mounted cupboards, integrated double oven and 5 ring gas hob with stainless steel extractor hood over, ceramic tiled floor, space and plumbing for dishwasher, space for twin height fridge freezer.

Lounge 18' 7" x 17' 9" ( 5.66m x 5.41m )
Having French doors with matching side panels to rear aspect, window to side aspect, ornamental exposed brickwork fire surround, coved cornice, radiator, ceiling light point, wood burning stove, door to Entrance Hall, open plan through to the: -

Dining Room 11' 7" x 14' 2" ( 3.53m x 4.32m )

Snooker Room 14' 2" x 22' 4" ( 4.32m x 6.81m )
Having tiled flooring, ceiling mounted lighting above snooker table, wall mounted lighting, 2 radiators, door to: -

Inner Hallway 

Utility / Laundry Room 14' 2" x 6' 9" ( 4.32m x 2.06m )
Having window to rear aspect, fire escape to rear aspect, space and plumbing for automatic washing machine, radiator, space for tumble dryer.

Self Contained Flat 19' 3" x 21' 4" ( 5.87m x 6.50m )
(First Floor). Having Dormer windows to side aspects, window to rear aspect, radiators.

Kitchen Area 
Comprising roll edge work surfaces, stainless steel sink and drainer unit with mixer tap, tiled splashbacks, range of fitted base units, space for fridge.

Bedroom 12' 5" maximum x 9' 11" ( 3.78m maximum x 3.02m )
Having Dormer window to side aspect. Door to: -

En-Suite Shower Room 
Having fully tiled shower cubicle, radiator, low level WC, pedestal wash hand basin, window to side aspect, walk-in wardrobe.

Guest Entrance Porch 

Reception / Guest Dining Room 
Having window to front aspect, feature ceiling beams, radiators, exposed brickwork Inglenook fireplace with tiled hearth. Access to: -

Inner Hallway 
Having feature beams, radiator, walk-in storage cupboard. Access to Ground Floor Guest Accommodation comprising.

Guest Room 8 ( Family Room ) 
Comprising of 2 sections. Section 1 provides space for double bed, window to side aspect, radiator. A doorway leads through to Section 2 which allows space for 2 single beds, window to side aspect, radiator.

En-Suite Shower Room 

Guest Bedroom 7 ( Twin Room ) 14' 5" x 9' 8" ( 4.39m x 2.95m )

En-Suite Shower Room 
Having tiled shower cubicle, wash hand basin, WC, radiator.

Guest Room 5 ( Double Room ) 14' 3 x 9' 8" ( 4.27m 3 x 2.95m )
Having radiator.

En-Suite Bathroom 
Having panelled bath with shower over, wash hand basin, WC, radiator.

Guest Room 4 8' maximum x 10' 2" maximum ( 2.44m maximum x 3.10m maximum )
Having radiator.

En-Suite Bathroom 
Having panelled bath with shower over, wash hand basin, WC and radiator.

Guest Room 3 ( Double Room  
Having radiator, Dormer window.

En-Suite Bathroom 
Having panelled bath with shower over, wash hand basin, WC and radiator.

Guest Room 2 ( Family Room ) 14' 7" x 11' 9" ( 4.45m x 3.58m )
Having radiator.

En-Suite Bathroom 
Having panelled bath with shower over, wash hand basin, WC and radiator.

Guest Room 1 ( Single Room ) 10' 11" maximum x 7' 11" ( 3.33m maximum x 2.41m )

En-Suite Shower Room 
Having fully tiled shower cubicle, wash hand basin, WC and radiator.

Exterior 
Having extensive gravelled parking area for both Guests and Residents. Separate access leads along the side of the property for the Living Accommodation and also provides access to the: -

Garage 



1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. The measurements indicated are supplied for guidance only and as such must be considered incorrect.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.