Guide price £1,395,000
A charming 4 bedroom brick and flint period property with stunning traditional Norfolk Barn, studio/home office and 2 garages set within 0.76 acre (stms) of gardens and grounds and located rurally on the edge of the popular village of Field Dalling, close to Holt and the North Norfolk Coast. __________ GROUND FLOOR - Kitchen/breakfast room with AGA - Larder - Utility room - WC - Study - Drawing room __________ FIRST FLOOR - Master bedroom - 3 further double bedrooms - Family bathroom - Shower room and separate WC __________ OTHER - Planning in perpetuity on studio for holiday use 3 bedroom house __________ OUTSIDE - Large traditional barn - Studio/home office - Range of further workshop/stores - Double garage - Mature gardens and orchard __________ DRIVING DISTANCES (approx.) - Holt 5 miles - The coast 4 miles - Fakenham 10 miles - Norwich 27 miles (London Liverpool St 1hr 50min) - Kings Lynn 31 miles (London King Cross 1hr 45min __________ SITUATION Field Dalling is a small North Norfolk village with a strong local community and active village hall and church. This peaceful and historic location sits just 4 miles south of the north Norfolk coast, an Area of Outstanding Natural Beauty with saltmarshes and long sandy beaches at low tides, creeks and the quintessential north Norfolk wide open skies. There are several good footpaths in the area with one green track adjacent to this property leading to the village of Langham, ideal for walking or cycling to the Langham village pub. 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. The Cathedral City of Norwich is 27 miles to the south and 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 and The Theatre Royal. The city is well known for its excellent shopping with a combination of independent retailers along with several premium department stores. Norwich has an expanding International Airport to the north of the city and a mainline railway station with a service to London to London Liverpool Street. __________ DESCRIPTION The more formal entrance to Orchard House is from the front wild flower garden with the front door leading into a reception hall which is central to the property. To the left is a large drawing room, this stylish comfortable room has exposed beams and good natural light from south, east and westerly views over the gardens and there is a door onto a small west facing terrace. A wonderful inglenook fireplace with wood burning stove adds character along with a wall of book shelving. The kitchen breakfast room is well designed with slate flooring, a range of bespoke wooden kitchen units with glass fronted wall units and an island all under granite worktops. There is a stylish stainless-steel butlers sink where you can wash up with views over fields to Langham Church, a renovated old style 4 oven Aga, integrated De Dietrich electric oven and hob and dishwasher. One is reminded of the age and character of the house by the beams and original old bread oven. There is plenty of space in the kitchen for a large dining table and chairs and a comfortable seating area overlooking the garden. The separate larder/pantry is well fitted with an original slate cold shelf, plenty of storage shelves and space for a large fridge freezer. the gauze covered window keeps the room cool. From the kitchen a small lobby with old pamment floor leads through to the utility/boiler room, a separate WC and coat storage, with doors leading out to the front and back gardens. Also, from the kitchen on the west side of the house a back hallway has a door to the garden, a walk in coat storage room and access to the study. On the first floor the wide landing leads to 4 double bedrooms, all with east aspect and lovely views over open fields. The property benefits from a family bathroom with bath and shower over and separate shower and WC. __________ OUTSIDE Sitting on the edge of the village with open fields on 3 sides this very private property is tucked behind tall hedges and brick and flint walls and is located on a quiet village road. The gravel drive leads to a good parking area for several cars. The first impression on arriving is the wonderful traditional T shaped, brick and flint barn with large double barn doors with atrium windows above. The barn is beautifully maintained with original features, a lined roof with exposed beams and concrete flooring. Further doors and windows allow lots of natural light and the barn is currently divided for dry storage space. This would be a wonderful party barn, it is linked to the house by further storage rooms and offers potential for additional accommodation subject to necessary planning permissions. There are two good sized garages adjoining the artist studio/home office, this is a fun and quirky space divided into two rooms by a feature timber wall with inset shabby chic old window and door, painted timber flooring and electric heaters for comfortable all year use. This building has planning in perpetuity for a 3-bedroom property, details can be obtained from the agent. The gardens are mature with and two terraced entertaining /BBQ areas, some lovely wisteria, flowering shrubs and trees, an orchard of old espalier fruit trees and wild flower meadows. This is an informal, private country garden with plenty of space for the children play safely to run wild! __________ LOCAL AUTHORITY North Norfolk District Council - Band G, Annual cost: £2,981.97 (2019/20) __________ SERVICES Mains electricity and water, private drainage, oil fired central heating and Aga. __________ DIRECTIONS Leave Holt on the A148 towards Fakenham, drive through the village of Letheringsett. After 500m take the right-hand turn sign posted "By Road". Continue for approximately 3 miles through the village of Saxlingham. Proceed into Field Dalling, and the property is the first entrance on the right-hand side just after a bridleway. __________ 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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