Humberston Avenue, Humberston, Near Grimsby, DN36

Situated on the eternally popular Humberston Avenue, Westlands is a fine example of Edwardian architecture, dating from 1903 and providing extensive family size accommodation set out over three floors. The house stands within unexpectedly large gardens which total around 0.46 of an acre and include a mature orchard, lawns, a double Garage and plenty of driveway parking.

Home to the same owners for many years, the property will, for some, offer scope and potential for a selective scheme of modernisation and re-modelling perhaps to create a wonderful residence. It has the benefit of gas central heating, double glazing to the majority of the windows and a security system and viewing is recommended to appreciate it in full.

Principal features of the accommodation include the welcoming Reception Hall from where the spelled balustrade staircase leads to the first floor, a lovely main Sitting Room with classic firesurround and wide bay window and a well proportioned Dining Room. There is a Study/Snug (perfect as a work from home room) and a Cloakroom whilst the Dining Kitchen is comprehensively equipped with oak units and built-in appliances. The Utility Room is over 25'0' in length whilst at first floor level the accommodation includes three excellent sized double Bedrooms (all with wardrobes and two with washbasins), a single Bedroom and a good size Bathroom with a white suite and separate, larger than average, shower cubicle.

A further staircase leads to the second floor with its spacious Bedroom and a door opening to the loft storage area from the upper Landing.

The outside space offered by Westlands is undoubtedly one of its greatest assets and the orchard and lawns have been enjoyed by generations of families dating back well over a century. The facilities of New Waltham are close by and the house falls within the general catchment of well regarded schools.

No. 35 Humberston Avenue is a very special home and the imposing front elevation with its Tudor touches provides a real flavour of just what this fine property has to offer.

Viewing can be arranged through the Agents on Grimsby 311000 and a video walkthrough with commentary can be seen on Rightmove and our own Martin Maslin website.

The accommodation comprises:-
GROUND FLOOR
ENTRANCE LOBBY
RECEPTION HALL
An impressive and welcoming Reception Hall from where the spelled balustrade staircase leads to the first floor. There is a central heating radiator and a useful understairs recess.

CLOAKROOM
A good size Cloakroom with a white suite comprising a w.c and a vanity handbasin. The walls are part tiled and there is a cloaks cupboard and central heating radiator.

STUDY/SNUG 3.00m (9'10') x 2.67m (8'9')
A room suitable for alternative uses and featuring panelled walls, a central heating radiator and a storage cupboard.

SITTING ROOM 4.88m (16'0') x 5.38m (17'8') into bay.
A wonderful room at the front of the house with a wide bay window, a traditional style firesurround with marble hearth and a central heating radiator. There are wall light points and a picture rail.

DINING ROOM 4.22m (13'10') x 4.22m (13'10')
A room of excellent proportions with a window looking out to the front of the house and with a mirrored recess, a central heating radiator and picture rail.

DINING KITCHEN 4.27m (14'0') x 4.27m (14'0')
Comprehensively appointed with a range of medium oak wall and base cabinets with worktops incorporating a single drainer stainless steel 1.5 bowl sink unit. Built-in appliances comprise an AEG oven and an electric ceramic hob with extractor canopy above and there is plenty of room for a centrally positioned dining table. The window looks out into the rear garden and there is a central heating radiator.

UTILITY ROOM 7.72m (25'4') x 2.57m (8'5') max.
A very spacious Utility Room (almost a second kitchen) with a range of woodgrain cabinets, a single drainer stainless steel sink unit and a wall mounted British Gas 330 gas boiler. A door leads outside and there is a walk-in storage cupboard and a central heating radiator.

FIRST FLOOR
LANDING
With a coloured leaded glass window to the staircase and a further spelled balustrade staircase leading to the second floor.

BEDROOM ONE 4.88m (16'0') x 4.09m (13'5')
A lovely room featuring a range of white wardrobes, a recessed dresser with mirror above and a picture rail. There is a central heating radiator and the window looks out across the front garden.

BEDROOM TWO 4.27m (14'0') x 4.27m (14'0')
A double bedroom with white wardrobes, a turquoise pedestal washbasin and a central heating radiator.

BEDROOM THREE 4.27m (14'0') x 4.27m (14'0')
Again with white wardrobes, a blue vanity washbasin and a central heating radiator.

STUDY/BEDROOM FIVE 3.05m (10'0') x 2.01m (6'7')
A single bedroom or first floor office with a central heating radiator.

BATHROOM 3.05m (10'0') x 2.69m (8'10')
An excellent size bathroom, partly tiled and featuring a white suite comprising a panel bath with mixer/rinser tap, a pedestal washbasin, a w.c. and a larger than average shower cubicle with a Mira electric shower. There is a heated towel warmer and a built-in cupboard with shelves above.

SECOND FLOOR
LANDING
With a door opening to the loft area providing useful storage.

BEDROOM FOUR 3.86m (12'8') x 5.71m (18'9') max.
A sizeable bedroom with a uPVC framed window and access to the eaves storage space.

OUTSIDE
DOUBLE GARAGE 5.11m (16'9') x 6.40m (21'0')
With an electrically operated roller door, electric light and power and a side door.

OUTSIDE
Westlands stands within impressive grounds which are estimated to extend to around 0.46 acres in total. To the front there is plenty of space for parking vehicles whilst the wide driveway leads through to the garage. Immediately behind the house there is a rose garden plus paved sitting areas and this area opens to a formal lawned garden with greenhouses and hedged boundaries. Beyond the lawned area a gate opens to a lovely orchard complete with numerous fruit trees. The grounds measure approximately 160 yards/146 metres from front to rear and will no doubt appeal to purchasers who appreciate outside space. In addition to the three greenhouses there is a garden shed and further brick built store.

GENERAL INFORMATION
Mains, gas, water, electricity and drainage are all connected and broadband speeds and availability can be assessed via Ofcoms checker website. Central heating comprises radiators as detailed above connected to the British Gas 330 gas boiler in the Utility Room and the property has the benefit of wooden framed double and single glazed windows plus one uPVC framed window. A security alarm system is installed and the property falls within the jurisdiction of North East Lincolnshire Council, being in Council Tax Band E. The tenure is Freehold subject to Solicitors verification.

VIEWING
By appointment through the Agents on Grimsby 311000. A video walkthrough can be found on Rightmove and the Martin Maslin website.