MODEL FARM, TITTLESHALL, , PE32 2PW

DESCRIPTION private farm drive, on the left hand side. Please refer to A rare opportunity to purchase a three bedroom cottage the Site Plan. with a range of attached barns situated in an elevated rural ACCOMMODATION location with fine countryside views. The south facing GROUND FLOOR cottage requires modernisation and has accommodation comprising entrance hall, sitting room, dining room, ENTRANCE HALL kitchen, utility and bathroom on the ground floor together UPVC double glazed part glazed door to front, stairs to first with a landing and three bedrooms on the first floor, with floor, under stairs cupboard part UPVC double glazing and oil fired central heating. There is a range of barns with the property that could be SITTING ROOM 4.7m x 4.6m incorporated into the main living accommodation or put to UPVC double glazed window to front, brick fireplace with a number of different uses subject to the necessary wooden surround and mantle, exposed beam, recessed Planning Permission. The property is approached from the storage, radiator road over a driveway providing ample off road parking. The majority of the gardens are to the front of the cottage, and mainly laid to lawn with a mixed hedged and brick walled PORCH 1.8m x 1.9m boundary. To the rear of the property is an enclosed garden From kitchen the porch leads into the garden via a UPVC leading to the barns and outbuildings to the side of the door. house. The property extends to 0.5 acres (0.2 hectares) or thereabouts in and includes a triangular area of land to the BATHROOM 1.6m X 2.8m rear. Additional land may be available to purchase via UPVC double glazed obscured glass window to rear, separate negotiation. No chain. paneled bath, walk in in shower cubicle with glass door and electric shower, low level wc, pedestal hand wash basin, LOCATION tiled floor, radiator. The property is located just south of the Village of Tittleshall approximately 7 miles south of the Town of , OUTHOUSE 2.2m X 3.1m approximately 16 miles south of the Coast, Accessible from rear garden 18 miles east of King’s Lynn and approximately 25 miles north west of the City of . FIRST FLOOR The nearby village of , 2 miles to the south, offers a DINING ROOM 3.7m x 4.8m range of amenities including a shop, a Post Office, a UPVC double glazed window to front, built in storage LANDING butcher, a pub and a primary school. cupboard housing oil fired central heating boiler, exposed beam, radiator. DIRECTIONS BEDROOM 1 4.9m x 4.3m Wooden double glazed dormer window to front, radiator. From King’s Lynn, follow the B1145 to Gayton and on to KITCHEN 5.6m x 2.8m

Rougham. After Rougham on the B1145 take the left turn Two UPVC double glazed windows to rear, range of wooden signed to Tittleshall. Continue along this road until base and wall units with 1 ½ bowl stainless steel sink and BEDROOM 2 2.2m x 1.5m plus 1.7m x 2.8m reaching the A1065, go straight over at the junction, and drainer, walk in pantry. Wooden double glazed dormer window to front, radiator. L continue along Heath Lane to Tittleshall. Take the left fork shaped room. signed to Tittleshall and continue along Heath Lane. At the grass triangle before the village turn right, and then BEDROOM 3 4.5m x 4.9m immediately left onto Road. Take the first left Wooden double glazed dormer window to front, radiator. onto Back Street and Model Farm is located just before the

OUTSIDE MODEL FARM OUTBUILDINGS BOUNDARIES The property is accessed from the road via a driveway There are three brick and pantile outbuildings to the side The Buyer(s) shall be deemed to have full knowledge of all providing ample off road parking. The majority of the and rear of the cottage suitable for a number of different boundaries and neither the Seller nor the Selling Agents will gardens are laid to lawn and are south facing to the front of uses subject to the necessary Planning Permissions. be responsible for defining the boundaries nor their the property with a part brick and mature mixed hedge TRADITIONAL BARN ownership. The Buyer will be responsible for fencing the boundary. To the rear of the property is an enclosed garden Attached to the cottage and part single storey, part two rear boundary of the property. The creation and with mature tree boundary where there is also access to storey divided into smaller elements as follows: maintenance of the eastern boundary of the property will the barns, beyond the garden is a further triangular area of 5.0m x 2.8m – accessible from driveway to the south be formalised by negotiation between the parties. land included, (which currently forms part of a field). In all 2.7m 2.9m – accessible for rear garden the area as outlined red on the attached plan totals 0.5 2.9m x 4.7 – in the centre of the barn DISPUTES acres (0.2 hectares). 5.8m x 5.3m – with mezzanine floor, accessible from front Should any disputes arise as to the boundaries or any driveway and rear garden matters relating to the Particulars, or the interpretation thereof, the matter will be referred to an Arbitrator to be OPEN CARTSHED appointed by the Selling Agents. To the rear of the attached barn Measurements: 15.2m x 4.2m plus 4.6m X 4.2m PLANS & AREAS These have been prepared as carefully as possible by FORMER DAIRY reference to digital OS Data. The plans are published for To the rear of the courtyard illustrative purposes only and although they are believed to Measurements: 4.1m x 6.1m be correct their accuracy cannot be guaranteed. All measurements are maximum. No services, appliances or SERVICES equipment have been tested by the agent. Mains water and electricity. Private foul drainage. Council Tax: Council - Band C VIEWING The viewing of Model Farm is strictly by appointment only through the Selling Agents. Please contact Jim Major or GENERAL REMARKS and STIPULATIONS Emily Plumb on 01553 778062.

TENURE & METHOD OF SALE The property is available Freehold with Vacant Possession HEALTH & SAFETY on Completion, and is sold by Private Treaty, as a Whole. The property is close to a working Farm and therefore Exchange of Contracts and Completion will take place as viewers should be careful and vigilant whilst on the soon as possible following acceptance of an offer. property. Neither the Seller nor the Selling Agents are responsible for the safety of those viewing the property and accordingly those viewing the property do so at their own WAYLEAVES, EASEMENTS & RIGHTS OF WAY risk. The property is offered for sale subject to all existing rights, including rights of way, whether public or private, light, support, drainage, water, gas and electricity supplies and SOLICITORS other rights, Easements, Quasi-easements and all Peter Brown Wayleaves, whether or not referred to in these particulars. Mossop and Bowser Abbots Manor 10 Spalding Road VALUE ADDED TAX Holbeach (View from the first floor of the cottage) Should the sale of the property, or any right attached to it Spalding Lincs become a chargeable supply for the purposes of VAT, such PE12 7LP Tax shall be payable by the Buyer(s) in addition to the Tel: 01406 422651 Contract price.

IMPORTANT NOTICES Brown & Co for themselves and for the Vendors or Lessors of this Property give notice that: 1. These particulars are intended to give a fair and accurate general outline only for the guidance of intending Purchasers or Lessees and they do not constitute an offer or contract or any part of an offer or contract. 2. All descriptions, dimensions, references to condition and other items in these Particulars are given as a guide only and no responsibility is assumed by Brown & Co for the accuracy of individual items. Intending Purchasers or Lessees should not rely on them as statements or representations of fact and should satisfy themselves as to the correctness of each item by inspection or by making independent enquiries. In particular, dimensions of land, rooms or buildings should be checked. Metric/imperial conversions are approximate only. 3. Intending Purchasers or Lessees should make their own independent enquiries regarding use or past use of the property, necessary permissions for use and occupation, potential uses and any others matters affecting the property prior to purchase. 4. Brown & Co, and any person in its employ, does not have the authority, whether in these Particulars, during negotiations or otherwise, to make or give any representation or warranty in relation to this property. No responsibility is taken by Brown & Co for any error, omission of mis-statement in these particulars. 5. No responsibility can be accepted for any costs or expenses incurred by intending Purchasers or Lessees in inspecting the property, making further enquiries or submitting offers for the Property. 6. All prices are quoted subject to contract and exclusive of VAT, except where otherwise stated. 7. In the case of agricultural property, intending purchasers should make their own independent enquiries with the RPA as to Single Payment Scheme eligibility of any land being sold or leased. 8. Brown & Co is the trading name of Brown & Co – Property and Business Consultants LLP. Registered Office: Granta Hall, Finkin Street, Grantham, Lincolnshire NG31 6QZ. Registered in and Wales. Registration Number OC302092.

Market Chambers, 25-26 Tuesday Market Place, King’s Lynn, Norfolk, PE30 1JJ 01553 770771 [email protected] Printed by Ravensworth 01670 713330