Guide price £350,000
The Old Beams is a charming 3-bedroom Grade II listed 16th century thatched cottage, standing well back from the road within large well-maintained gardens and grounds of 0.34 acres (stms). __________ GROUND FLOOR - Porch - Entrance hall - Sitting room - Kitchen - Dining room - Study/snug - Cloakroom __________ FIRST FLOOR - 3 bedrooms - Family bathroom __________ OUTSIDE - Large west facing front garden - Rear courtyard garden - Double garage with workshop - Natural pond - Ample off-street parking - Coal bunker __________ DRIVING DISTANCES (approx.) - Long Stratton 4.7 miles - Wymondham 5.6 miles - Attleborough 7.2 miles - Diss Railway Station 11.8 miles - Norwich 12.3 miles - The Broads 20 miles __________ SITUATION The Old Beams stands on Bentley Road in the dispersed village of Forncett St Peter just under 3 miles from the small market town of Long Stratton and 12 miles south of The City of Norwich. Forncett St Peter offers a primary school that has achieved an Outstanding Ofsted rating (June 2014), 3 churches, a public house and enjoys an active village community. The popular village of Long Stratton has schools to accommodate all age groups, a supermarket and range of shops, medical and dental practices and a post office. The larger town of Attleborough is approximately 7 miles' distance and is situated off the A11 offering a good range of shops, supermarkets, and schooling, including a senior school. The market town of Wymondham is just 5.6 miles from the property and provides excellent facilities with a Waitrose supermarket and the highly-regarded Wymondham College. Direct train travel to London is available from either Norwich or Diss with intercity trains to London Liverpool Street. Wymondham train station has trains to London Kings Cross via Cambridge. The Cathedral City of Norwich is renowned for its shopping and cultural facilities, range of schools and as a vibrant business centre. The Brecks, Thetford Forest, the Norfolk Broads and the coast are all within easy driving distance and there are a number of golf courses and other leisure facilities nearby. __________ DESCRIPTION A charming Grade II listed 3 bed detached thatched cottage, dating back to the C16. The property retains a number of original features, including inglenook fireplace, exposed beams and latch and brace wooden doors throughout. The present owners have lived in the property for the past 14 years. The following paragraph has been taken from the listing (1342808) on the Historic England website: C17/18 timber-frame cottage range, rendered and much restored. Thatched roof with gable ends and 3 eyebrow dormers. One storey and attic. Three modern casements with glazing bars. Central modern door with modern porch. Rebuilt brick chimney stacks. The National Grid Reference (NGR) is TM1179793014 __________ GROUND FLOOR An open porch leads through to a spacious entrance hall with principal reception rooms leading off and a staircase leading to the first-floor accommodation. All principal reception rooms have an east and west facing aspect, capturing the morning and afternoon sunshine. The entrance hall features polished floorboards and exposed beams. Off to the right of the entrance hall is the dining room, which features polished floorboards, exposed beams and benefits from a dual aspect to the front and rear of the property. There is a second staircase leading up from the dining room to bedroom 2. A charming study/snug sits adjacent to the dining room. This room features exposed beams, polished floorboards and looks out to the east facing rear courtyard garden. The spacious kitchen enjoys an outlook to the front and rear of the property and features fitted wall and base units with sink and worktops, space for freestanding appliances and large double oven, exposed beams, tiled flooring and an inglenook that houses the boiler. There is a good-sized larder and a stable door opens out to the rear courtyard garden. The sitting room is located off to the left of the entrance hall. The room features polished floorboards, exposed beams, inglenook with woodburning stove and benefits from a dual aspect. A cloakroom leads off from the entrance hall and comprises wash hand basin and W.C. __________ FIRST FLOOR There are 2 staircases leading to the first-floor accommodation, one from the entrance hall and the other from the dining room. Bedroom 1 benefits from dual aspect views to the front and side of the property and features exposed beams. Bedroom 2 features exposed beams, loft access, airing cupboard and enjoys a south facing aspect to the side of the property. A staircase leads down to the dining room. The family bathroom sits between bedrooms 2 and 3. The bathroom comprises bath, wash hand basin, W.C. and features loft access, exposed beams and an aspect to the front of the property. Bedroom 3 benefits from an east and west facing aspect and features exposed beams. A door opens through to the bathroom and a staircase leads down to the ground floor entrance hall. __________ OUTSIDE The property sits back from a quiet road with gravelled driveway leading to ample off-street parking and a double garage. The majority of the garden and grounds is to the front of the property and is screened by mature hedging. The front garden is well-maintained and comprises a large area of lawn interspersed with specimen trees, raised flower beds, natural pond and mature flower and shrub borders. A gate adjoins the side of the garage and this leads through to the rear courtyard garden. The courtyard is paved and this does require some attention. The detached double garage has 2 sets of carriage style timber doors. The garage has light and power and a workshop has been constructed within the garage space. This has reduced parking/storage capacity in the main garage, but this can easily be removed if required. NOTE: There is a section of land marked A and tinted pink on the land registry (NK156958). This contains a covenant that does not permit the construction of buildings. It is for horticultural purposes only. __________ LOCAL AUTHORITY South Norfolk Council, Band: E __________ SERVICES Oil-fired central heating, mains electricity, water and drainage. __________ DIRECTIONS Leave Norwich on the A140 Ipswich Road and at the traffic lights at Harford Bridges turn right onto the B1113 Mulbarton Road. Continue on the B1113/Norwich Road and pass through Mulbarton, Wreningham and Tacolneston. Continue for approximately 0.5 miles and turn left onto Bentley Road. Follow the road for a short distance and the property will be found on the right-hand side, identified by a Jackson-Stops For Sale board. __________ IMPORTANT NOTICE 1. These particulars have been prepared in good faith as a general guide, they are not exhaustive and include information provided to us by other parties including the seller, not all of which will have been verified by us. 2. We have not carried out a detailed or structural survey; we have not tested any services, appliances or fittings. Measurements, floor plans, orientation and distances are given as approximate only and should not be relied on. 3. The photographs are not necessarily comprehensive or current, aspects may have changed since the photographs were taken. No assumption should be made that any contents are included in the sale. 4. We have not checked that the property has all necessary planning, building regulation approval, statutory or regulatory permissions or consents. Any reference to any alterations or use of any part of the property does not mean that necessary planning, building regulations, or other consent has been obtained. 5. Prospective purchasers should satisfy themselves by inspection, searches, enquiries, surveys, and professional advice about all relevant aspects of the property. 6. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact; we have no authority to make or give any representation or warranties in relation to the property. If these are required, you should include their terms in any contract between you and the seller. 7. Viewings are strictly by prior appointment with sole agents Jackson-Stops. If there is any point which is of particular importance to you, we invite you to discuss this with us, especially before you travel to view the property.
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