School Road, Saxlingham, Holt, NR25

A beautifully presented late 16 Century farmhouse and associated converted barns, fully connected and set around an inner courtyard it offers very flexible family and guest accommodation. Set in total privacy in a quiet, edge of village location. With far reaching countryside views, swimming pool, landscaped garden, further separate studio annex and two double garages. In all owned land of just over 1.2 acre (stms) Just three miles from the North Norfolk Coast and close to Holt. __________ GROUND FLOOR WEST WING - Entrance hall - Utility room - Second kitchen - WC - Study area - Vaulted drawing room FIRST FLOOR WEST WING - Double bedroom - Twin bedroom - Family bathroom __________ NORTH WING - Garden room - Studio - Loft room __________ GROUND FLOOR FARMHOUSE - Pantry - Kitchen/breakfast room - Dining room - Inner hall - Sitting room - Study - Shower room/WC __________ FIRST FLOOR FARMHOUSE - Main bedroom with en suite bathroom - Double bedroom - 2 single bedrooms - Family shower room __________ OTHER - Many fine original features including original oak mullioned windows, exposed beams and oak doors - Rewired and replumbed and beautifully maintained - Very private village location - Far reaching views over open countryside - Farmhouse reroofed rewired and replumbed - 3 new oil fired boilers fitted - Swimming pool relined with new electric cover - New electric garage doors and electric gates. - Covenants apply please ask for details __________ OUTSIDE - Gated entrance to gravelled parking area for several cars - Two double garages with workshop - Studio annex above garage - Fully enclosed inner courtyard garden - Swimming pool with childproof cover - Filter room, outside shower and separate WC - Landscaped garden and grounds of 1.2 acres (stms) with several entertaining terraces - Extra area of garden leased from neighbouring farmer - Garden stores - Wendy house - Fully fenced garden __________ DRIVING DISTANCES (approx.) - Blakeney 3 miles - Holt 4 miles (Greshams School) - Norwich 25 miles (International Airport and mainline train links to London Liverpool Street) __________ SITUATION Warners End Farm is tucked away in a quiet no through lane with lovely rural walks on the doorstep in the small North Norfolk hamlet of Saxlingham. Together with neighbouring Field Dalling it offers a strong local community with an active village hall and church. This peaceful location is just three miles south of the north Norfolk coast, an Area of Outstanding Natural Beauty with saltmarshes, long sandy beaches at low tide, creeks and the quintessential north Norfolk wide open skies. The nearby Georgian market town of Holt is renowned for its attractive street frontages and for its wide and eclectic range of independent shops. including boutiques, restaurants and cafes, doctors' surgery, dentists, bank and a post office. Holt is also home to Gresham's pre-prep, prep and senior schools, founded in 1555. There is a buzz in the air as the region enjoys everything on offer from locally sourced butchers, fishmongers and farmers markets to artisan bakers, cool coffee shops, restaurants, delicatessens, up-market farm shops and art galleries. The Cathedral City of Norwich is twenty-seven miles to the south, a vibrant business community and the regional centre with 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 and permanent marketplace, along with an expanding International Airport and a mainline rail services to London Liverpool Street. __________ DESCRIPTION The original brick and flint farmhouse sits on the east side of an enclosed courtyard garden, the present vendors have connected the house to the barns, creating a large family home that wraps around the courtyard, with fantastic light filled living spaces that open on all sides onto the courtyard to give seamless inside/outside summer living with very flexible accommodation. The main farmhouse is full of history with original oak mullioned windows, heavy oak doors and beams. Here there is a large kitchen breakfast room with vaulted ceiling, pamment flooring and fitted units, integrated appliances include a Lacanche double range cooker, French doors open to a south facing terrace from this room and there is space for a table and chairs. The dining room is open plan to the kitchen with east and west aspect with wooden flooring and lovely inglenook fireplace with wood burning stove. The sitting room is an impressive double aspect room with oak flooring, high ceiling and original beams and a mellow bricked fireplace with large multi fuel stove. There is a further small study and shower room at this end of the house. Stairs lead up to a triple aspect main bedroom with an en suite WC, freestanding, in room, copper bath and double handwash basins, there is a further double bedroom and two single bedrooms on this floor and a stylish and spacious family shower room. A new link leads through to the vaulted garden room, and both of these areas have large expanses of glazing with multiple glass doors opening to the courtyard and views to the east over the garden and pool too. The studio sits on the north side of the house, with large windows it offers the perfect light for painting but also many other possibilities of use, for example, it would make a brilliant main bedroom with en suite and the views over the surrounding countryside are very special. Spiral stairs lead up to a small loft room above and there is a further room leading off the studio from which you can access to the garden and pool area, currently there is a plug in Sauna in this room which may be available by separate negotiation. On the west side of the property a hallway leads through to a traditional Norfolk brick and flint barn, here there is a very well-equipped utility room and beyond this a self-contained cottage with a fully fitted kitchen/dining room, study area and two bedrooms and a bathroom above. The main part of the barn is a magnificent double height vaulted room with exposed beams to the rafters, wide limed oak floorboards with the benefit of underfloor heating, and large glazed doors on both sides opening to the courtyard and a west facing terrace. A full height bricked fireplace takes pride of place at one end of the barn with another wood burning stove. This would make a brilliant party room. __________ CART LODGE AND STUDIO The cart lodge provides lockable garaging for four cars and a workshop. The studio apartment above is accessed via external oak stairs, another very well thought out guest or teenager space with a lots of natural light and a glass doors to the gable end balcony which overlook the fields. It comprises small entrance hall, and stairs up to a large open plan living/sleeping space, separate small kitchenette, shower room and built-in storage cupboards. __________ OUTSIDE Warners End Farm is tucked away in a quiet no through lane with lovely rural walks on the doorstep in the small North Norfolk hamlet of Saxlingham. The house setting feels rather French with the mellow brick and flint house and barns adorned with climbing roses, and the gravelled south facing courtyard and oak pergola. Solid wooden electric gates open to a gravelled driveway and generous parking area adjacent to the cart lodge. From here steps lead down to an ornate brick paved terrace. To the side of the property a pedestrian gate opens to the back garden and pool area which is fully decked and surrounded with raised minimal maintenance Mediterranean style borders filled with hardy plants. The swimming pool is heated with a childproof cover and the adjacent building houses the pump room, a WC and outside shower. There are several terraced areas for entertaining and beech hedging divides the main garden from a further section of garden which is leased from the local landowner until 31/03/2037. The grounds are fully enclosed on all sides with 3 sets of double solid wooden gates and 2 solid pedestrian gates to the lane. further outbuildings include a garden storage shed, boiler room and Wendy house in the grounds. __________ LOCAL AUTHORITY North Norfolk District Council Bands G and A __________ SERVICES Mains water and electricity, private drainage, oil fired central heating TENURE Freehold __________ DIRECTIONS From Holt take the A148 towards Fakenham and just after you leave Letheringsett turn right onto a byroad towards Saxlingham and Field Dalling. Proceed for three miles into Saxlingham and take the right hand turning just after the Church. Proceed to the end of this lane and take the right-hand fork. Warners End Farm can be found on your left-hand side a short distance down this lane. __________ DATE DETAILS PRODUCED April 2022 __________ 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.