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Guide price £750,000
!! VIDEO AVAILABKE !! Hill House is an attractive 4-bedroom detached period property, originally dating back to approximately 1840 and recently extended on the ground floor to create a large kitchen/breakfast room, 2 additional reception rooms, a bedroom with en suite, a utility and a cloakroom. The property stands well back from the road, nestled within gardens and grounds of approximately 0.63 acres (stms). Also included in the sale is a derelict former 2-bedroom cottage with Planning Permission to convert. __________ GROUND FLOOR - Entrance hall - Family room - Drawing room - Kitchen/breakfast room - Boot room - Dining room - Cloakroom - Bedroom 4 with en suite shower room - Utility room - Sitting room __________ FIRST FLOOR - Master bedroom with en suite shower room - 2 further double bedrooms - Family bathroom __________ OUTSIDE - Formal garden - Large expanse of lawn - Woodland - Vegetable garden - Outbuilding - Original 2-bedroom derelict cottage (Gardener's Cottage) with Planning Permission __________ Driving Distances (approx.) - Wymondham Station 1.8 miles - Wymondham Town Centre 1.6 miles - A11 junction 1.8 miles - A47 junction 5.7 miles - Norwich 10.9 miles __________ SITUATION Wymondham is known for its excellent local amenities with a wide range of shops, supermarkets including a Waitrose and two senior schools, including Wymondham High Academy and Wymondham College, which is a state boarding school. The town also has a local railway station with direct links to London via Cambridge and also to Norwich. AGENTS NOTE We understand that Hill House is within the geographical catchment area of 3 primary schools in Wymondham, one of which has been awarded an Ofsted rating of Outstanding. We urge potential buyers to contact schools directly to make the necessary arrangements. The Cathedral City of Norwich is just over 8 miles to the north, offering a vibrant arts and business community and is the regional centre for cultural and shopping amenities. There is a permanent market in the centre of the city and a wonderful Cathedral Close on the edge of the River Wensum. Norwich has a mainline railway station (London Liverpool Street, 100 minutes) and to the north of the city is Norwich International Airport. The Brecks and the Norfolk Broads together with the renowned coastline are all within easy driving distance. There are a number of golf courses and other leisure facilities in the area. __________ DESCRIPTION A beautiful well-proportioned property of brick construction under a pantile roof, with good ceiling heights and the profusion of natural light throughout. The property is beautifully presented and provides great flexibility. It features underfloor heating to the majority of the ground floor and retains several authentic period features, including fireplaces, feature window, exposed beams, original bread oven and, window shutters that are cleverly blended with the new. Also included in the sale is an original 2-bedroom derelict cottage that has planning permission (South Norfolk Council, Ref: 2015/1377) for refurbishment and extension to form a 2-bedroom self-contained family annexe/holiday cottage. The cottage is named Gardener's Cottage, as rumour has it, the cottage was once the home of the gardener who tended to the gardens and grounds of the property. __________ GROUND FLOOR The property is approached via a fine central door case and portico, which leads though to a spacious entrance hall, which features wood flooring, open fireplace with tiled hearth and surround and staircase leading to the first-floor accommodation. There is a cupboard under the stairs that houses the controls for the underfloor heating and there is a boot room with direct access to the courtyard garden. The family room is immediately off to the right of the front entrance and features a narrow staircase leading up to a fabulous galleried mezzanine. This room benefits from dual aspect views to the front of the property and out to the courtyard garden. Additional features include high ceiling, underfloor heating, exposed beams and the profusion of natural light is a notable benefit. The drawing room is located to the left of the front entrance and features a lovely bay window with original shutters. and an aspect to the east side of the property, also with original shutters. There is a fireplace in this room with wood burning stove and an exposed central beam. The kitchen/breakfast room is the heart of the property and superbly designed and fitted with bespoke handmade Eric Bates cabinets. The kitchen comprises a range of wall and base cabinets with solid oak work surfaces over the majority of the base units and granite work surface over one of the dressers. There is a double butler sink, an Aga range cooker with gas hob and space for a freestanding dishwasher and American style fridge freezer. There is ample space for a large dining room table, which would comfortably seat 10 people. This room features wood flooring, underfloor heating, exposed beams and benefits from a dual aspect with the addition of 2 Velux windows. French doors open out to the central courtyard garden to the rear of the property. From the kitchen, a corridor runs along the south and east wings of the property. The corridor is almost entirely glazed, so it is a very light space indeed. If desired, the remaining rooms on the ground floor could be separated to create an annexe. Although presently being used as a gym, the dining room features a high ceiling, an open fireplace with built-in bookcase to one side and loft access and looks out to the formal gardens to the east of the property. Sitting adjacent to the dining room is a cloakroom, which comprises wash hand basin and W.C. Bedroom 4 benefits from dual aspect views and an en suite shower room that benefits from underfloor heating and comprises walk-in shower, wash hand basin, and W.C. The utility room offers ample space for freestanding appliances and features built-in cupboards, which are bespoke and handmade by Eric Bates. There is a butler sink, 2 large built-in cupboards and pamment flooring. The original bread oven is a particularly lovely feature. The sitting room is a light and airy room, featuring a high ceiling, 2 Velux windows and along one aspect it is almost entirely glazed with doors opening out onto the central courtyard to the rear of the property. __________ FIRST FLOOR The staircase leads up to the landing on the first floor, which enjoys an aspect to the front of the property and provides access to a partially boarded loft space. The master bedroom features wardrobe space and benefits from en suite facilities that comprises walk-in shower, wash hand basin, W.C. and heated towel rail. Bedroom 2 is a double bedroom which overlooks the formal gardens to the east of the property. Bedroom 3 overlooks the central courtyard to the rear of the property and features wardrobe space. The family bathroom comprises roll-top bath, wash hand basin, W.C. and there is a large airing cupboard, providing ample storage. __________ OUTSIDE Hill House is screened from the road by tall hedge and mature trees. A gate opens onto the driveway which leads to a gravelled parking area. To the rear of the house is the fully enclosed courtyard garden which is a striking feature of the property. The courtyard comprises beautifully laid terraces, intertwined with gravelled walk-ways and flower beds bordered with attractive barley weave edging. From the courtyard, there is access to the outbuilding and the derelict 2-bedroom Gardener's Cottage. The outbuilding is a large space with a workshop and ample space for storage. The formal gardens to the east of the property comprise a number of raised beds, specimen trees and shrubs. To the front of the property there is a large area of lawn, a woodland area, wood store and an orchard area that has been planted with apple and plum trees. To the west side of the property there is an established vegetable plot with raised beds and poly tunnel. __________ LOCAL AUTHORITY South Norfolk Council, Band: E, Annual cost: £2,265.65 (2019/20). __________ SERVICES Gas central heating, mains electricity, water and drainage. __________ DIRECTIONS From Norwich, head south on the A11. Take the slip road signposted towards Wymondham and Dereham (B1135). At the roundabout take the third exit onto the B1135. At the next roundabout (by the Police Headquarters) take the third exit. At the next roundabout (Waitrose) take the second exit to stay on the B1135/Tuttles Lane East. Continue for approximately 1.5 miles and turn right onto Barnham Broom Road and After approximately 0.5 miles, the property will be found 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.
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