Lessingham | A PICTURE OF RURAL LIFE

“If you want to live in the countryside but you want convenience too, then this attractive home will hit the spot and it’s one you really should view. With heaps of character it’s been well maintained and offers flexible accommodation that’s sure to suit, while the generous garden has been beautifully designed with a sense of tranquility you cannot dispute. The views are stunning and stretch far before you, an added attraction enhancing the appeal, yet the village is on the doorstep and you can walk to the pub – a combination we think you will find ideal!”

• A beautifully located Period Residence, which stands in Landscaped Gardens of 0.37 acres • Four Bedrooms including a Ground Floor Bedroom; Two Shower Rooms • Two Receptions • Spacious Breakfast Kitchen with Separate Utility • Original Character includes Fireplaces, Exposed Beams, Timber Floors and Pamment Tiles • Double Garage; Additional Parking • Stunning Views over the Surrounding Area; Rear Terrace • The Accommodation extends to 2,104sq.ft • Energy Rating: E A pretty cottage-style period home surrounded by wide open countryside, this property offers all the benefits of rural life without isolation. It’s very accessible and still part of the village and community, with everything you need close by. Experience country living without sacrificing convenience. Perfect Placement The position of this lovely home was a big part of the initial attraction when the owners first came here, 15 years ago. “It strikes the right balance of country life within the community. We had such busy lives when we first came here and worked stressful jobs, so being able to come back to this relaxing place was perfect.” You’re surrounded on three sides by farmland and open fields and the owners have seen so much wildlife here, including barn owls and muntjac deer. “Just today, a pheasant came to rest on the pergola for the night,” they smile. Living here, you can enjoy a real sense of the seasons changing, watching the way the light and colours change with the months. The sunrises and sunsets can be spectacular and on a clear night you could gaze up at the stars for hours. There are no immediate neighbours so you’re very private but you can see the cottages down the road and can walk to the village pub. If you have dogs or simply enjoy walking, there are many different footpaths in the area so you can go for miles without having to first hop in the car. You’re also close to the beach, the market town of and within easy reach of the vibrant city of . Character And Comfort This is a very versatile property with so much to offer. It has lots of character features, including fireplaces with woodburners, wooden floors and more. The layout allows for three bedrooms on the first floor and a fourth, a large double, on the ground floor. This could also be used as a home office or study, a playroom or a studio space. “I’ve taken up painting and have all my equipment in there,” the owner explains. She is also a keen cook, spending a lot of time in the kitchen. It’s a great room with plenty of space for a generous table. The two further receptions could be used as a sitting room and formal dining room if desired but are currently used as a main sitting room and a secondary snug: “So you can always find a quiet spot if you want to curl up with a book”. The whole house is finished in an attractive and warm cottage style but with a contemporary twist. It’s welcoming and cosy, a lovely sociable house that works as well when filled with people as it does when the owners are home alone day to day. Putting Down Roots The owners are keen gardeners and have enjoyed creating the mature surroundings you can see today. This is a good size plot with a generous terrace, wildlife pond and different seating areas dotted around to make the most of the outlook and the light. It’s very peaceful and private but still close to the village, so you can easily immerse yourself in all that’s going on here and get to know others in the area. The Accommodation You move through the front door into the… Main Reception Hall Underfoot you notice the pamment tiles, with an archway to your right taking you through to the… Breakfast Kitchen Part divided by a brick wall, the kitchen is situated on the southern side of the home ensuring plenty of natural light, whilst large windows provide views of the garden. Kitchen cabinets can be found to all four aspects contrasting well with the quarry tiles underfoot and the darker work surfaces. There is plenty of space available for a range of white goods, whilst integrated within is a ceramic hob with extractor fan above, a double electric wall oven and a ceramic sink unit. The current owners incorporate a breakfast table to one end of the room, whilst the other door takes you through to the side reception hall, where you have access to the downstairs WC and shower room, as well as a separate utility. Returning to the main reception hall, you move through into the… Sitting Room A wonderful formal reception, with plenty of original character including exposed beams to the centre of the ceiling and a wonderful fireplace with a wood burner set within. Further character includes wonderful oak flooring underfoot, whilst a large window provides plenty of natural light as well as views out to the rear terrace. Set just off the sitting room is an inner hallway, where stairs rise to the first floor. Beyond here a door takes you through into the… Family Room A versatile space it could be used for a number of different purposes. The current owners use it as a second seating area but it could easily be used as a formal dining room if required. Pine timber floors can be found underfoot, with further character including twin exposed beams and another fireplace with wood burner set within on a pamment hearth. Another east facing window provides plenty of natural light.

Further rooms on the ground floor include the original dairy, which the current owners use for coat and boot storage, a second reception hall, which is relevant as it offers access to a ground floor bedroom, which is ideal for teenagers or guests as it is set well away from the remainder of the accommodation. This room has some of the best views from the house over the adjoining farmland, with three windows providing plenty of natural light. The first floor accommodation is all accessed off a landing and consists of… Three Bedrooms One of which is the master bedroom, with its twin built in wardrobes and double aspect windows offering stunning views over the surrounding area. The two remaining bedrooms although smaller, enjoy equally impressive views and sit adjacent to the first floor shower room. Similar to the ground floor, the first floor is bathed in plenty of natural light. The Grounds Situated at the end of a long lane, the property enjoys an outstanding rural location adjoining farmland to three aspects. The shingle drive leads directly to a detached double garage, whilst providing additional off street parking for several vehicles. The majority of the gardens can be found on the western and southern sides of the home and are laid predominantly to lawn, although various garden beds can be found dotted throughout along with a feature wildlife pond and a shingle semi-circular seating area. There are also a range of timber outbuildings, which are currently used for storage, as well as a greenhouse which sits on a raised cement plinth. The boundaries consist of high level mature hedging, which can be found to all three boundaries. To the rear of the home is a large feature brick terrace, which is east facing in nature ensuring the morning sun. Farmland can be found to all four aspects. Adjoining the rear terrace is another area of shingle. In all, the plot extends to approximately 0.37 acres

Agents notes: All measurements are approximate and quoted in metric with imperial equivalents and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given that they are in working order. Internal photographs are reproduced for general information and it must not be inferred that any item shown is included with the property. For a free valuation, contact the numbers listed on the brochure. * These comments are the personal views of the current owner and are included as an insight into life at the property. They have not been independently verified, should not be relied on without verification and do not necessarily reflect the views of the agent. Printed On Your Doorstep… Ingham boasts the thatched 16th Century Ingham Swan Inn whilst nearby Stalham, 1.5 miles, has a good range of shops and amenities, including a Tesco supermarket and secondary schools. , the acknowledged centre of network, is about 8 miles. The village of Hickling (3.5 miles) boasts the largest of all the Norfolk Broads and is also the home of the nature reserve. How Far is it To… The Cathedral City of Norwich is 15.5 miles away and has excellent educational, cultural and recreational facilities. There is a regular rail service to Liverpool Street (about 2 hours) and provides daily flights internally and to continental Europe. The Coast with its quaint villages and sandy beaches includes favoured spots such as Holt, Wells Next The Sea, Blakeney and the Burnhams. A 45 minute drive south will see you arrive at Forest with its many nature trails and bicycle paths whilst Stansted Airport is a further hour drive with its many destinations offered throughout mainland Europe. Directions Proceed out of Norwich on the B1151 Wroxham Road, passing through the village of Wroxham. Upon entering Stalham, take a left hand turn at Tesco’s supermarket signposted Stalham Green and Ingham. Upon reaching the centre of Ingham and the village church, follow the road around to your left, keeping the Ingham Swan on your right. Upon reaching the next sharp right hand bend continue straight ahead onto Long Lane which leads to the centre of the village of . Upon reaching the next junction, take a left hand turn at Ingham corner, whereby shortly after take a further left hand turn at the Lessingham Methodist church, where the property can be found to the end on your right hand side. Services Oil Central Heating, Mains Water, Private Drainage via Septic Tank North Norfolk District Council

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