2 MANOR AVENUE

Dating from the year 1900 this elegant residence is located on the corner of Abbey Road and Manor Avenue and displays all the finest virtues of Victorian architecture for which Grimsby is so well known. During the current owners fourteen years of occupation they have embarked on a wide ranging and sympathetic project of enhancement and updating to create one of the loveliest homes in the central Town area and viewing is highly recommended.

Principal features of the accommodation include the welcoming Reception Hall with its glazed lobby area, encaustic tiled floor and original spindle balustrade staircase, the elegant front Sitting Room now with a polished limestone fireplace and front bay and the impressive formal Dining Room with a fireplace of breathtaking quality believed to have been sourced from the Croft Baker 'mansion' in Cleethorpes. The Family Room is a real delight with a wood burning stove, a wide window seat and the original secondary 'servants' staircase leading to the first floor. The Breakfast Kitchen is rather special too, with cream wall and base cabinets enhanced by a granite topped central island, wooden butchers block worksurfaces, a Stoves range cooker and a Belfast style sink. Beyond the Breakfast Kitchen there is a Utility area and a useful Cloakroom with access then through to the excellent uPVC Conservatory (added in 2013) which is currently utilised as a home hairdressing room but is equally ideal for sitting, dining and relaxing.

At first floor level there are four double bedrooms, all with built in furniture, with pride of place afforded to the excellent Master Bedroom with its own cleverly created en-suite Shower Room. The Family Bathroom is really rather special being of a much larger size than expected in a Victorian home and stunningly appointed with a white suite including a freestanding roll edge bath and a separate recessed shower cubicle. A further staircase then leads to the second floor accommodation which can be used as additional bedrooms or utilised for alternative purposes. At present the owners enjoy one as a home gym whilst the second is equipped in a studio style with storage and display cupboards perfect for hobbies and leisure use.

The property has the benefit of gas central heating, uPVC framed double glazed and a security alarm system. It is located only a few minutes walk from all the facilities of central Grimsby such as the train station and good schools including the private schools on Bargate are easily accessible. Externally the property provides a spacious sett paved courtyard garden at the rear which can also be utilised for secure vehicle parking if required courtesy of wide double gates. There is a smaller courtyard area to the side - ideal for al-fresco dining - plus a gravelled front garden with established trees.

For many years now the Wellow Conservation Area has been immensely popular with discerning purchasers seeking classic Victorian and Edwardian homes which give them central convenience and unsurpassed quality. No 2 Manor Avenue can meet and exceed these desires and expectations and viewing is essential to appreciate just how impressive it is. EPC Rating - E

GROUND FLOOR
RECEPTION HALL
A welcoming 'L' shaped entrance area from where the original spindle balustrade staircase leads to the first floor. The hall features a superb encaustic tiled floor and there is a useful understairs storage cupboard. A decorative radiator cover incorporates display shelves and an archway frames the main entrance door.

SITTING ROOM 5.23m (17'2") into bay x 4.34m (14'3")
An elegant room featuring a stylish polished limestone fireplace with a Hunter multi-fuel stove. There is an oak floor, a central heating radiator with a decorative cover and a picture rail.

DINING ROOM 4.95m (16'3") max into bay x 3.78m (12'5")
A classic formal dining room featuring a tall ornate walnut fireplace incorporating a mantel, a rectangular mirror and an arched cast iron inset and grate. There are wall light points, a picture rail and a central heating radiator with a decorative cover.

FAMILY ROOM 4.44m (14'7") x 3.66m (12'0") plus bay
A lovely room from where the secondary staircase leads to the first floor. There is a Hunter wood burning stove, set in a recess with a timber mantel and there are recessed display shelves and cupboards. A window seat is set in the bay window and there is a good quality laminate floor and a central heating radiator.

BREAKFAST KITCHEN 4.80m (15'9") x 3.61m (11'10")
Comprehensively equipped with a range of white shaker style wall and base cabinets with wooden butchers block worksurfaces incorporating a deep glazed Belfast sink. There is an island unit with a black granite worksurface and a breakfast bar overhang. A wide recess with extractor above accommodates the Stoves range cooker and there is provision for additional freestanding appliances. The walls are part tiled behind the worksurfaces and there is a wood finish floor. A side lobby leads off the Breakfast Kitchen.

UTILITY
With space for an automatic washing machine.

CLOAKROOM
Fully tiled and with a w.c, a handbasin, a central heating radiator and a meter cupboard.

SUN ROOM/CONSERVATORY 3.53m (11'7") x 3.05m (10'0")
A room offering flexible space and with a glazed door opening into the rear courtyard. There is a professional standard hairdresser sink and spray shower and a central heating radiator.

FIRST FLOOR
LANDING
With space for furniture and from where a further staircase leads to the second floor accommodation.

MASTER BEDROOM 4.95m (16'3") max x 4.34m (14'3") max
Positioned at the front of the house and featuring recessed cream wardrobes and an over bed illuminated canopy. A folding door opens to the en-suite Shower Room and there is a central heating radiator.

ENSUITE SHOWER ROOM
Part tiled and with a white suite comprising a w.c, a semi recessed washbasin and a shower cubicle with a folding door and a Mira Victorian style chrome fixed head shower. There is an extractor fan and a heated towel warmer.

BEDROOM TWO 4.27m (14'0") into bay x 3.05m (10'0")
A lovely bedroom with two recessed wardrobes and a central shelved cupboard with mirrored double doors. There is a central heating radiator with a decorative cover and the room features down lighters.

BEDROOM THREE 3.66m (12'0") x 3.00m (9'10")
Positioned at the rear of the house and with a wood strip floor, cream furniture comprising side wardrobes and overbed cupboards, a laminate finish floor, a central heating radiator and a cast iron fireplace.

BEDROOM FOUR 3.17m (10'5") x 2.67m (8'9")
Currently used as an office and featuring two double wardrobes, a cast iron fireplace, a central heating radiator, a laminate finish floor and a cupboard housing the Ideal Logic+ gas central heating boiler.

FAMILY BATHROOM 3.05m (10'0") x 2.67m (8'9") plus cubicle
A stunning bathroom of excellent size and sumptuously appointed with a white suite comprising a free standing roll edge bath on chrome 'ball and claw' feet, a w.c. and a semi recessed washbasin. The shower cubicle features a folding clear door and a chrome mixer shower unit. The floor is tiled and the walls are part tiled and there are illuminated display shelves, a decorative canopy and a heated towel warmer.

SECOND FLOOR
LANDING
BEDROOM FIVE 3.86m (12'8") x 3.53m (11'7")
With a laminate floor and currently used as a home gym. There is access through to a substantial loft storage area and there is a storage heater with a decorative cover.

BEDROOM SIX 7.09m (23'3") max x 2.51m (8'3") max
A studio style room currently fitted with a range of cream storage and display cupboards. Again there is a laminate finish floor and a storage heater.

OUTSIDE
The house stands on the corner of Manor Avenue and Abbey Road with vehicular access through substantial double gates on the Manor Avenue side. To the rear of the house there is an impressive sett paved courtyard garden which can meet the joint needs of vehicle parking and al-fresco entertaining whilst to the side there is a smaller enclosed courtyard with its own pedestrian gate from the street. To the front there is a delightful gravelled garden with mature trees and the outer boundary of the property is formed by substantial walls and hedging.

SERVICES
Mains gas, water, electricity and drainage are connected.

CENTRAL HEATING
Comprises radiators as detailed above connected to the Ideal Logic+ gas boiler.

DOUBLE GLAZING
The property has the benefit of uPVC framed double glazing.

SECURITY
A security alarm system is installed.

LOCAL AUTHORITY
North East Lincolnshire Council.

COUNCIL TAX
Our enquiries of the Local Authority indicate the property to be in Council Tax Band C.

TENURE
Freehold - subject to Solicitors verification.

VIEWING
By appointment through the Agents on Grimsby 311000.