Guide price £725,000
* CHARACTER PROPERTY CLOSE TO COAST* A charming Grade II listed 4-bedroom cottage with large separate barn offering annex/studio potential. Set within 0.4 acres of private grounds with some lovely views over the village, a private landscaped cottage garden, driveway and parking. Situated in Field Dalling just 3 miles (stms) from the North Norfolk Coast. __________ GROUND FLOOR - Reception hall - Sitting room - Large kitchen/dining/family room with Aga - Garden room - Utility room - Boot/boiler room __________ FIRST FLOOR - Master bedroom - 3 further double bedrooms - Shower room - Bath/shower room - Vaulted landing __________ OTHER - Many original features - Plantation or traditional shutters on many windows - Venetian blinds on some windows - Secondary bespoke double glazing to kitchen west aspect windows. __________ OUTSIDE - Landscaped garden - Annex/studio with power and plumbing - Adjoining stable/wood store - Garden shed - Further land with ample parking and driveway (Approx. 2-year overage agreement remains) __________ DRIVING DISTANCES (approx.) - The coast at Morston 3 miles (stms) - Holt 5 miles - Fakenham 10 miles - Norwich 27 miles (International airport and trains to London Liverpool Street) __________ SITUATION Field Dalling is a traditional North Norfolk village with a strong local community an active village hall and church. This peaceful and historic location sits just over 3 miles south of the North Norfolk Coast, an Area of Outstanding Natural Beauty. The nearby Georgian market town of Holt is renowned for its attractive street frontages and for its wide and eclectic range of independent shops. As well as Bakers and Larners - a privately owned department store - there are boutiques, restaurants and cafes, doctors' surgery, dentists, banks and a post office. Holt is also home to Gresham's pre-prep, prep and senior schools, founded in 1555. There are a wide variety of nearby leisure pursuits available such as sailing, bird and seal watching, golf and lovely walks. Saltmarshes, long sandy beaches at low tides, creeks and the quintessential north Norfolk wide, open skies make this a lovely place to live. __________ DESCRIPTION Full of character and dating from around 1795 The Old Bakehouse was formerly the village bakery and it is believed also to have been an antique shop at one time. The house is of mellow brick, flint and render with painted doors and sash windows under a pantile roof. The half glazed front door opens into a welcoming reception hall with a wonderful inglenook fireplace and wood burning stove, there is room for seating and a study area if desired, original wooden stairs lead to the first floor. Old pine floorboards in the hallway run through to a comfortable sitting room which is separated by oak half glazed double doors, the two rooms therefore able to be joined to create a large and sociable reception space if desired. The kitchen is double aspect, this is a great family living space with exposed beams, wooden boards and old pamment tiled flooring, comfortable seating area, plenty of room for sociable dining and a range of hand painted wooden kitchen units and Belfast sink, under granite and oak worktops. Integrated appliances include a 2-oven electric Aga and a Neff electric oven and hob. A cast-iron spiral staircase to the first floor is a feature of the room. Off the kitchen is a useful utility room with space and plumbing for freestanding washing machine, dishwasher and tumble dryer and beyond this is the boiler/boot room where the electric boiler and pressurised water cylinder are located, and a back stable door leads to the garden. Two further small stables adjoin this area and offer further potential to extend the living space, maybe to create a downstairs shower room/WC subject to necessary planning consent. The garden room is accessible from the reception hall or kitchen, this is where the original bread oven was located, it would make a great sitting or dining room, ideal for summer use as 2 sets of French doors lead into the garden. Features include pamment tiled flooring, feature stain glass window and door and exposed beams, along with a large under stair cupboard. Two sets of stairs lead to the first floor; from the kitchen the spiral stairs lead to a vaulted landing with Velux window and exposed brickwork, off this landing there is a family bathroom with slate tiling, bath and separate shower and two double bedrooms, both with vaulted ceilings, some exposed brickwork and large built in Edwardian oak wardrobes From this landing a further smaller double room has west aspect and a pretty cast iron original fireplace and links through to the larger L shaped master bedroom which also has a built-in storage cupboard, west and east aspect and a lovely original fireplace. This room has a small area of flying freehold over the neighbouring cottage. The stairs from the hall lead to a second landing where you can access a second shower room and the master bedroom without going through other bedrooms. __________ OUTSIDE To the back of the property the garden is east and south facing and is landscaped with some newly planted herbaceous borders giving all year round colour and interest, there is scope to add further lawn or planting if desired, there are two new sandstone paved terraces for dining and seating areas and gravelled pathways meander through the garden. With a lovely mix of trees including weeping cherry and birch, dogwood and acer and a fabulous tall brick and flint wall running the entire length of the land on one side this is a private and interesting garden. A fence separates the garden from the extra land and parking area beyond, this was purchased in 2016 and has greatly enhanced the house offering off road parking and lovely views of the church, village and neighbouring field. The property owns the long driveway, the neighbouring farmer and one neighbour have right of way to access their land on the first part of this drive and share maintenance costs for that section only. There is a single storey building in the back garden which has a fireplace, old bath and separate WC, along with power. This appears to be a good structure but would however require updating, it offers plenty of scope as a separate granny annex or studio (subject to any necessary planning permissions) and is believed to have been used for accommodation in the past. __________ LOCAL AUTHORITY North Norfolk District Council - Band F __________ SERVICES Private shared drainage, electric Aga and electric boiler __________ DIRECTIONS From Fakenham take the A148 towards Holt, turn left signed Bale and Field Dalling just after the BP petrol station, follow this road through Bale to Field Dalling, go past the small left hand turning to Binham and then past the right hand turning to Holt and Saxlingham and the property can be found on your right hand side as you head towards Langham . __________ 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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