Guide price £1,175,000
The Old Hall is an attractive 17th century grade II listed property with later Georgian additions. The property offers very flexible and spacious 7-bedroom accommodation which combines an adjoining 2-bedroom fully self-contained annexe. The property stands in landscaped gardens and grounds of 1.53 acres (stms) with unconverted barns and outbuildings and enjoys a secluded position in this popular village, just 6.5 miles from the centre of Norwich. __________ GROUND FLOOR - Porch - Entrance hall - Kitchen/breakfast room - 2nd kitchen room - Sitting room - Dining room - Study - Cloakroom - Cellar __________ FIRST FLOOR - Master bedroom - Bedroom 2 with en suite - 3rd bedroom - Family bathroom __________ SECOND FLOOR - 2 bedrooms - Bathroom __________ ANNEXE - Entrance hall - Kitchen - Sitting room - Study - Shower room - 2 bedrooms - Bathroom __________ OUTSIDE - Formal garden with adjoining spinney - Walled garden - Pond - Large barn (accommodates numerous cars) - 2 storey unconverted barn - Further smaller outbuildings - Gardeners W.C. - Ample off-road parking - Gardens & grounds in all approx. 1.53 acres __________ DRIVING DISTANCES (approx.) - Norwich Railway Station 7 miles - A47/A140 junction: 7.2 miles - A47/A11 junction: 9.4 miles - Beccles 12.6 miles - Norfolk coast 23 miles - Southwold 25.0 miles __________ SITUATION The Old Hall stands on the edge of the attractive small village of Alpington which is situated about 6.5 miles south of the Cathedral City of Norwich. The property is situated just 1 mile from neighbouring Bergh Apton, which offers the new Post Office at Green Pastures Plant Centre and Farm Shop on Mill Road. There is a primary school (Alpington & Bergh Apton - Graded Outstanding in 2015), a church, a public house, a farm shop with café and a local bus service. The nearby village of Poringland (2 miles) offers good local amenities, including a library, post office, surgery, public houses and a Budgens supermarket. There is nearby schooling for primary pupils (Poringland Primary School) and high school pupils (Framlingham Earl). Additional supermarket shopping is very accessible, with a Tesco Superstore at nearby Harford (6.7 miles) and a Waitrose supermarket in Eaton (8.4 miles). The Cathedral City of Norwich is a short commute from Alpington via the A146. Norwich has a vibrant business community and as the regional centre has an extensive range of cultural and leisure facilities, including the Norwich City football club, the Riverside leisure development complete with cinema and numerous restaurants and pubs. The city has an excellent range of state and private schools, The University of East Anglia, and is also well known for its excellent shopping with a combination of independent retailers along with a number of premium department stores. Norwich has a bus station and a mainline railway station with a service to London Liverpool Street and the expanding Norwich International Airport is just to the north of the city, which is now easily accessed by the new Northern Distributer Road. The Brecks, Thetford Forest, the Norfolk Broads and the coast are all within easy driving distance and there are several golf courses and other leisure facilities nearby. The village is well placed for easy access on to the A146 and is only 12.6 miles from the Georgian market town of Beccles, which provides excellent day to day shopping, leisure facilities and schools and has a railway station with services to Lowestoft and Ipswich with onward connections to London, Liverpool Street. The market is on Fridays. __________ DESCRIPTION The Old Hall is a superb 5-bedroom period property that was originally built in the 17th Century, re-modelled in the 18th Century and approximately 40-50 years ago it was extended to incorporate a 2-bedroom fully self-contained annexe. The property has been sympathetically modernised over the years to create a fabulous family home. The gardens lend themselves to naturally dividing into 3 sections - a formal front garden to the main house, walled garden to the annexe and a large level area out of sight from the main house, which could potentially lend itself to a tennis court. __________ GROUND FLOOR The ground floor is accessed through the main front door into an enclosed and spacious porch, which leads through to the entrance hallway, which benefits from high ceilings and good natural light. A cloakroom leads off from the entrance hall. A door leads down to a cellar and an external door opens out onto the rear south facing terrace. The kitchen/breakfast room sits to the left of the entrance hall and features Italian limestone flooring, with a range of handmade and hand painted bespoke fitted cabinets with granite worktops, a 2-oven Aga sat within a tiled inglenook, an electric oven with induction hob and extractor unit, and integrated dishwasher, microwave and waste bins. There is ample space for a sizeable kitchen table and additional floor-to-ceiling built-in storage cupboards to the left of the Aga and above the doorway. This room benefits from good ceiling height and an abundance of good natural light from the south facing window. The 2nd kitchen room sits adjacent to the kitchen and offers a range of fitted cabinets and ample space for freestanding appliances. The sitting room enjoys a south facing aspect and features a number of original period features, including inglenook fireplace with bread oven, exposed painted beam and picture rail. A wood burning stove sits within the inglenook fireplace. The dual aspect dining room features natural light, exposed beams, inglenook fireplace with open fire, pantile flooring and exposed brickwork to 2 of the walls. There is a door opening to the south facing rear terrace and there is a Norfolk winder staircase leading up to one of the bedrooms on the 1st floor. The study features exposed beams and enjoys a triple aspect with far reaching open field views. __________ FIRST FLOOR The master bedroom features an original feature fireplace, picture rail and exposed beam and benefits from fitted wardrobes, separate walk-in cupboard and an outlook over the south facing rear garden. Bedroom 2 can be accessed from the master bedroom or via the Norfolk winder staircase leading up from the dining room. Bedroom 2 features exposed beams, exposed brick chimney breast, fitted wardrobes and loft access. This bedroom benefits from en suite facilities, which comprise bath, wash hand basin, W.C. and heated towel rail. Bedroom 3 features original feature fireplace and picture rail and benefits from views over the garden. The large family bathroom features an oak finish throughout, Seagrass flooring and feature fireplace. The bathroom comprises bath, walk-in shower, wash hand basin, W.C., bidet and heated towel rail. __________ SECOND FLOOR At the top of the staircase there is a lovely circular oriel window providing an outlook over the garden. There are 2 bedrooms on this floor, one of which benefits from fabulous far reaching open field views. The bathroom on this floor comprises a bath, wash hand basin, W.C. and loft access. __________ 2-BED ANNEXE Adjoining the east wing of the main house is a fully self-contained 2-bed annexe with separate access to the rear. The annexe extension was added approximately 40-50 years ago and is currently set up with a shower room, large light and airy office space, kitchen with loft access and sitting room on the ground floor and 2 bedrooms and a bathroom on the first floor. __________ OUTSIDE This Grade II Listed property sits back from the road (Church Meadow Lane) and is constructed of brick under a pantile roof. The driveway leads up to the rear of the property (Nichols Road), where there is ample space for parking and turning and a gardeners W.C. A central pond and landscaped beds and shrubs have created a turning circle. In addition, there is a sizable barn that could accommodate a number of vehicles. To the west side of the barn there is a shed and stable, currently used as a wood store. To the east elevation there is a mower shed with light and power and an adjoining wall with arched door leading through to a walled garden, with lawn, specimen trees and mature beds and access to the 2-bedroom annexe. There is also a large 2-storey barn with modern roof construction, light and power, that could potentially provide an excellent development opportunity (subject to planning and any consents/covenants etc). Adjoining this barn, there is an enclosed dog run with kennel. The south facing formal front garden comprises lawn and landscaped borders, mature shrubs, specimen trees and paved terrace. There is an adjoining spinney and a fruit/vegetable garden comprising raspberries, blackcurrants, herbs and asparagus. The front garden is a particularly lovely feature of this property and the mature hedges and trees offers screening to the road. There is a large area of lawn out of sight from the house to the rear that could potentially lend itself to a tennis court (subject to planning and any consents/covenants etc). __________ LISTING The following paragraph has been taken directly from the listing 1050657 (Main House) on the Historic England website: House. Early 18th century. Red Brick, steeply pitched roof of smut pantiles. Two storeys and attics. Principal facade to south symmetrical of three bays, the centre bay advanced and gabled. Blind circular window in gable apex. 2 and 3-light 19th century casements with transom; segmental arches over openings. Central doorway with pedimented surround, Tuscan pilasters and key block in architrave. Half glazed door with glazing bars and six raised and fielded lower panels. Parapeted gables with 2 light attic casements. Two ridge chimney stacks flanking centre bay. Lower two- storey side wings with hipped pantiled roofs: 19th century casements, some with segmental heads. Chimney stacks on ridge line. Brick saw-tooth eaves course. Attached red brick swept garden walls on east and west sides. On the north, a central two storey porch: early 20th century doorway with half-glazed door, fanlight and side lights with leaded glazing. 2-light first-floor casement with transom. Parapet gable with moulded brick eaves oversailing courses. The National Grid Reference (NGR) is TG 29571 01407 The following paragraph has been taken directly from the listing 1050658 (Barn) on the Historic England website: Barn, 17th century and later. Red brick and timber frame, gables weather- boarded. Steeply pitched roof clad in corrugated asbestos sheeting. Red brick west wall with large waggon entrance opening slightly off-centre. Inserted windows flanking entrance. East wall has remains of timber frame, largely underbuilt in brick, with jowled posts carrying arch-braced tie beams. Diagonal bracing to studwork. Butt-purlin roof, much repaired. Brick and pantile lean-to on east side; weather boarded lean-to on north gable. Square honeycomb brick vent in north gable. Included for group value. Listing NGR: TG2957601428 __________ LOCAL AUTHORITY South Norfolk Council __________ SERVICES Oil-fired central heating, mains electricity, water and drainage. __________ DIRECTIONS From Norwich take the A146 Beccles road and after about 4 miles take the turning to the right after The Gull public house onto Slade Lane, signposted to Yelverton. Drive for approximately 0.5 miles and then continue onto Church Road for a further 0.6 miles and then onto Nicholas Road for a further 0.4 miles. The Old Hall is the last property on the left-hand side. __________ 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. __________ COVENANTS AND CHARGES The following has been lifted directly from the land registry title (NK128133). We recommend that interested parties seek independent legal advice on the following before travelling to view the property. Our clients have informed us that they do not believe the well has a working mechanism and during their 21 years of ownership, no-one has requested access. 1. (25.08.1992) By a Conveyance dated 15 December 1952 made between (1) Gertrude Hilda Lincoln (Vendor) and (2) James Stanley Chappel (Purchaser) the land tinted pink on the filed plan was conveyed subject as follows: - "SUBJECT to the right for John Merry Gifford and the persons deriving title under him to pass and repass to and from and to take and draw water from the pump and well situate on the property hereby conveyed and marked on the said plan on paying a proportionate part of the expense of keeping the said pump and well and the going gears thereof in repair SUBJECT ALSO to the right of Leonard Harmer Redgrave and his successors in title owners and occupiers for the time being of the cottage situate on the opposite side of the road to the property hereby conveyed and being the enclosure Numbered 145 on the said Ordnance Survey Map to enter on the property hereby conveyed and to pass and repass to and from and to take and draw water from the pump and well situate thereon on paying a proportionate part of the expense of keeping the said pump and well and the going gears thereof in repair" NOTE: The pump is shown in blue on the filed plan. 2. (25.08.1992) A Conveyance of the land tinted blue on the filed plan dated 29 November 1973 made between (1) E. and E.J. Andrews Limited (Vendor) and (2) James Stanley Chappell (Purchaser) contains the following covenants: - "THE Purchaser hereby covenants with the Vendor and its successors in title for the benefit and protection of the remaining portion of Ordnance Survey Number 127 for the Parish of Alpington which is not hereby conveyed and is retained by the Vendor or any part or parts thereof that the Purchaser and his successors in title owners or occupiers for the time being of the property hereby conveyed will not at any time permit any dwelling whatsoever to be erected upon the property hereby conveyed or use the same for permanent dwelling purposes unless and until planning permission is obtained for residential development by the Vendor or its successors in title in respect of the remainder of Ordnance Survey Number 127 aforesaid"
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