Guide price £550,000
A charming and beautifully presented 3-bedroom semi-detached property with a large timber framed annexe. The house has been extended on the ground floor to create a large kitchen/dining area opening into an Amdega conservatory that looks over the landscaped garden. It is situated in an idyllic rural location with far reaching views over the neighbouring land. __________ GROUND FLOOR - Enclosed entrance porch - Sitting room - Dining room - Kitchen/breakfast room - Amdega conservatory - Cloakroom & WC __________ FIRST FLOOR - Master bedroom with en suite - Bedroom 2 with en suite - Bedroom 3 - Family bathroom __________ ANNEXE - Home office with wood burner - Gym - hobby room(sewing-art) - Shower room & WC - Mezzanine - loft storage to 50% - workshop __________ OUTSIDE - Lovely far reaching uninterrupted views - Landscaped garden with summer house - Orchard - Pond - Paved & covered dining area with spectacular far reaching open field views -Three adjoining outbuildings - Paved & walled courtyard - Greenhouse - Log store - Gardens & grounds in all approx. 0.43 acres (stms) __________ DRIVING DISTANCES (approx.) - Harleston 2.2 miles - Bungay 9.6 miles - Diss 12.2 miles - Norwich 16.4 miles - Southwold 22.8 miles __________ SITUATION Whitehall Cottage is located close to the borders of Norfolk and Suffolk and is perfect for exploring both counties as well as the sweeping Waveney Valley. The attractive small market town of Harleston is just 2.2 miles distance from the property and offers a wide range of facilities and leisure activities including a gym. There is a market on Wednesdays. The Archbishop Sancroft School has excellent gradings. The villages of Pulham St Mary and Pulham Market also offering local shops and schools. Diss with its main line railway station is 12.2 miles with regular inter-city trains to London (Liverpool Street 90 minutes) and Norwich. The market town of Bungay is also nearby and has a wide selection of shops, a theatre, and a golf club with an 18-hole course. The Suffolk heritage coast is within easy driving distance and there are numerous schools in the area, including a primary school in Ellingham, the Sir John Leman High School in Beccles, Independent Langley School near Loddon, Bungay High School and Sixth Form College. The Cathedral City of Norwich is approximately a 40-minute drive and is renowned for its shopping and cultural facilities, together with its range of schools, university and as a thriving business community. There are mainline railway services from Norwich (London to Liverpool Street in 90 minutes) and there is an expanding international airport just 3 miles to the north of Norwich city centre. There are several golf courses in the area, whilst access to the Norfolk Broads complex can be had at Beccles and the coast. __________ DESCRIPTION Whitehall Cottage originally dates back to 1875 and at that time was 2 adjoining cottages. Over the years the property has been beautifully modernised and extended on the ground floor. The property has been well maintained over the years and recent work includes re-roofing 3 years ago, re-building of the chimney 9 months ago and new porch windows were installed approximately 1 year ago. Windows throughout the property are double glazed. The present owner has lived in the property for the past 14 years. __________ GROUND FLOOR The property is entered via an enclosed porch, with glazing to 3 aspects. A stable-style door opens through to the sitting room, which enjoys dual aspect views. There is a further stable-style door opening through to the conservatory and a third door opening into the kitchen/breakfast room. The sitting room features wood flooring and a fireplace with a wood-burning stove. Sitting adjacent to the sitting room is the dining room, which enjoys a west facing aspect. The room features an open fireplace with stone surround and the staircase, with storage below, leads to the first-floor accommodation. A door opens through to the kitchen/breakfast room. The kitchen/breakfast room offers a range of shaker style fitted cabinets with granite worktops and an electric Aga. There are a range of integrated appliances including a combination microwave, fan oven, electric hob, dishwasher, integrated kitchen bins, and floor sockets. A door opens to the private walled courtyard. A cloakroom sits adjacent to the kitchen, offering storage space and hanging for outdoor clothing and a WC and wash hand basin. French doors open into a lovely Amdega conservatory, with stable-style door through to the sitting room and French doors and a further single door opening out to the garden. __________ FIRST FLOOR Beautiful stained-glass top-lights adorn the timber door frames of each room on the first floor. The master bedroom enjoys west facing open field views towards The Pulhams. The master bedroom benefits from built-in cupboards and an en suite bathroom, which comprises a bath, walk-in shower, wash hand basin, heated towel rail and WC. The en suite enjoys far reaching open field views to the east and to the rear of the property. Bedroom 2 looks out over the landscaped garden and benefits from an adjoining en suite bathroom, comprising a bath, wash hand basin and WC. There is access to the loft space from this room. Bedroom 3 features stripped and painted wood flooring and built-in wardrobes. The family bathroom comprises a walk-in shower, wash hand basin and WC. __________ OUTSIDE The property is situated in a rural location and is approached through an electric sliding gate (currently decommissioned) into a gravelled driveway, providing ample parking and mature perimeter hedging. Our client has decided to decommission the gate. It can, however, be operated manually or can be reinstated by the buyer at a future date. The gardens are a striking feature of the property and comprise areas of lawn with well-stocked shrub and herbaceous borders, perennials and numerous trees. The current owner has invested heavily in the garden which is a delight to enjoy. There is a summer house and pond and outdoor power has been installed to 4 sites around the garden. The pond also has an electrical socket. There is a composting area, log store and potting shed. Willow fencing has been used to divide areas in the garden and provide screening. A paved and covered dining area with an all-weather removable heavy duty winter wall was installed 3 years ago. This is ideal for casual dining and the remarkable uninterrupted views are a real bonus. This facility also provides an excellent environment for a plant nursery in the winter. A large timber framed fully insulated annexe, with slate roof, offers a variety of uses. The annexe, complete with a multifuel stove is presently used as a home office and gym with additional rooms as sewing/hobby room and workshops with utility sink and H&C water supplied. A WC and shower room is also present. 2 mezzanines occupy 50% of the roof space and a further 25% of loft space is enclosed storage. Subject to the necessary planning and any consents/covenants, the annexe could be converted into a self-contained dwelling or provide a facility for a commercial project. The paved and walled courtyard can be accessed from the garden or directly from the kitchen. There are 3 adjacent outbuildings abutting the enclosed courtyard, which are used as a laundry, boiler/boot room and a potting shed. Our client has had a 6" pad installed in the garden. We have been advised by our client that this has been approved for the erection of a single storey timber framed dwelling (subject to the necessary planning and any consents/covenants). __________ LOCAL AUTHORITY South Norfolk Council, Band: C __________ SERVICES Oil-fired central heating, mains electricity and water, private drainage. __________ AGENTS NOTE There is a small pond in the garden, which is not fenced off. Please be extra vigilant if you are visiting the property with small children. __________ DIRECTIONS Travel along the A140 from Diss or Norwich. At the Pulham crossroads turn onto the B1134 towards Pulham Market. Proceed through Pulham Market and Pulham St Mary towards Harleston. In Starston at the sharp right-hand bend just before the bridge turn left into Church Hill. Continue along this road for approximately 1.1 miles and Whitehall Cottage will be found on the right-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. Note to potential purchasers who intend to view the property; we would politely ask you discuss with our staff the reason for the property coming onto the market and if there is any point of particular importance to you, before you make arrangements to visit or plan a viewing appointment. 8. Viewings are strictly by prior appointment.
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