Offers in excess of £1,000,000
A charming 5-bedroom Grade II listed Georgian Mill House with outbuildings, situated in the village of Lyng beside the River Wensum, set within 1.24 acres (stms) of gardens and grounds and benefitting from 400 meters of river frontage, lovey views to the mill pond and fishing rights. __________ GROUND FLOOR - Entrance hall - Drawing room - Sitting room - Kitchen/dining room - Utility room - Hall/boot room - WC - Double bedroom with en suite wet room __________ FIRST FLOOR - Main bedroom with en suite bathroom - Double bedroom - Family shower room __________ SECOND FLOOR - 2 further double bedrooms __________ OTHER - Many original features - Fishing rights to the mill pond __________ OUTSIDE - Outbuildings x2 - Utility shed, wood store and garden shed - Private parking and driveway - Gardens and wildflower meadow - 400 meters of river frontage - Courtyard garden __________ DRIVING DISTANCES (approx.) - Norwich 13 miles - Fakenham 13.5 miles - Reepham 4 miles - Dereham 10 miles __________ SITUATION The village of Lyng offers good amenities including a village shop and tearoom, The Fox public house, a garage, and Church of England Primary School as well as a multi sports area, playing field and children's playground. The village also benefits from a fine village church. The Wensum Way runs from Gressenhall to Lenwade and at Lyng the route leads past Sparham Pools, flooded former gravel pits that are now a nature conservation area managed by the Norfolk Wildlife Trust. The market towns of Dereham and Reepham are both within easy driving distance offering schooling for all ages and many amenities and shops, whilst the Cathedral City of Norwich has an International airport, and mainline rail links to Ipswich, Cambridge and London Liverpool Street. This is a fine city renowned for its shopping and cultural facilities and offers private and state schooling for all ages and the University of East Anglia. __________ DESCRIPTION The front door opens to an entrance hallway with the two main reception rooms on either side. To the right, the drawing room is a well-proportioned room with north and east aspect, window seats, exposed beams and an impressive carved wooden mantle with open fireplace. The kitchen dining room is an impressive double aspect space with vaulted ceiling and exposed beams, wooden flooring runs throughout, and French doors lead out to the terrace and garden. There is plenty of space for a generous dining table at one end of the room. The kitchen area is fully fitted with painted wooden units and a breakfast bar under granite worktops. Integrated appliances include a 2-oven electric Aga, AEG electric cooker, dishwasher and undercounter fridge. Leading off the kitchen is the utility room with sink and some fitted cupboards, there is plenty of space here for freestanding washing machine, tumble dryer and American fridge freezer. Two external doors from this room lead to the garden on the west side of the property and to a small central courtyard terrace, a great sheltered breakfast spot that could also be potentially covered with a glass atrium subject to planning permission. One other door from the utility room leads through to the ground floor bedroom, giving flexibility of use. The sitting room has wooden flooring, fitted display shelving and an inglenook fireplace with wood burning stove, the room has east and south aspect with a door leading to the garden. There is also a double bedroom on the ground floor with a en suite wet room. The back hallway provides coat storage and a further door to access the courtyard. Quirky Norfolk winder stairs lead up to the first floor, here the main bedroom is a good-sized room with lovely views to the mill pond and weir. This room benefits from fitted cupboards and an en suite with bath, 2 vanity units, heated towel rail and white sanitary wear. There is a further double bedroom on this level with a large walk-in wardrobe and also a nicely fitted family shower room. On the second floor there are two further double bedrooms, both with vaulted ceilings and lovely views over the mill pond or open countryside. One of the rooms is a very good size and could potentially allow for the addition of a further bathroom on this floor. __________ OUTSIDE The Mill House is a very attractive property of mellow brick construction with sash windows under a pantile roof. Approached over a private driveway, there is plenty of gravelled parking in front of the house. There are two areas of more formal garden, one on the south side of the house, with established shrubs and a large garden store and the other on the north side, with herbaceous borders and a paved entertaining terrace overlooking the weir and River Wensum. Beyond this the land incorporates about 400 metres of river frontage and some lovely mature trees including lime and horse chestnut. Spurs of the river cross section the land and a wooden pedestrian bridge leads to a wildflower meadow with mown pathways. The house does not own the mill pond but benefits from fishing rights to it. The outbuildings have been converted to a very stylish annex to the main house, this is an impressive space with bricked flooring, wood burning stove and a full height vaulted ceiling over the reception space, with a galleried bedroom above. It also benefits from a fitted galley kitchen and stylish shower room with Moroccan tiled floor. __________ LOCAL AUTHORITY Breckland District Council Band F __________ SERVICES Mains electricity, water and drainage, oil fired central heating and electric Aga. __________ DIRECTIONS Leave Norwich on the A1067 and proceed through Great Witchingham (Lenwade) follow the road past the right hand turning to Sparham and take the first left hand road signed to Lyng. Proceed to the river and the turning to the house in on your right just after you cross the first bridge. __________ DATE DETAILS PRODUCED 17th May 2021 __________ 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 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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