01473 823456 62 High Street, Hadleigh, , IP7 5EF www.frostandpartners.co.uk e-mail:[email protected] www.frostandpartners.co.uk

River Cottage, The Street, , Hadleigh, Suffolk, IP7 5JZ

A well presented two bedroom cottage arranged to provide spacious and well appointed living accommodation including 24ft 6ins lounge/dining room with open fireplace, contemporary fitted kitchen and bathroom, cloakroom and en-suite cloakroom at first floor level together with off road parking for one/two vehicles and a good sized garden. All situated in the centre of this popular village.

Upper Layham lies approximately 1 mile south of the market town of Hadleigh. Hadleigh can be found on the Essex/Suffolk border just ten miles from Ipswich, fifteen miles from Colchester and approximately seventy miles from London. The centre of the district is characterised by rural villages and historic market towns, such as , Stoke By and Kersey, Hadleigh is maybe one of East Anglia’s best kept secrets. With its excellent nearby transport links to the A12 and A14, together with access to main line rail stations in Ipswich, Manningtree and Colchester. Hadleigh has become a desirable residential location for both local families and London commuters. Hadleigh proudly boasts over two hundred and fifty listed buildings. The character of the town is maintained by a wealth of independent shops lining the main High Street along with a large sized supermarket offering one-stop-shop convenience. Most villages in this area are fortunate to have junior schools which are very highly regarded. The senior school of Hadleigh offers places to seven hundred and fifty pupils aged eleven to sixteen and is specialist science school with a strong presence in the Suffolk school league tables.

Of period origin “River Cottage” presents rendered and colour washed elevations under a pitched roof clad with tiles with a latter single story addition to the rear. The property benefits from a recently installed new oil fired boiler providing radiator heating and hot water. The accommodation is as follows:

ON THE GROUND FLOOR OUTSIDE

UPVC sealed unit part double glazed door to the: Parking Immediately in front of the property is a paved driveway Lounge/Dining Room providing off road parking for one/two vehicles, additional 24ft 6ins x 10ft 11ins maximum overall with window to parking is available in “Old Orchard” opposite. front, wide access to the kitchen, staircase rising to first floor, open hearth fireplace with brick surround and tiled Gardens hearth, some exposed timbers, two radiators, ceiling light The gardens lie to the rear of the property and comprise point an additional spotlighting. immediately behind the property a paved seating area which in turn leads to the formal gardens which are laid partially to lawn and bounded by fencing. Kitchen

12ft x 10ft 3ins with window and part glazed door Oil Storage Tank overlooking and leading to the rear gardens. The kitchen itself comprises a range of fitted units including an inset Outside Tap stainless steel one and a half bowl single drainer sink unit with cupboard under, range of wood effect work surfaces Services most with cupboards and drawers under, integrated four We understand mains electricity, water and drainage burner ceramic hob with extractor over, integrated eye services are connected. level single oven with storage above and beneath, space for an upright fridge/freezer, space and plumbing for a Rent washing machine, range of wall mounted storage £750pcm exclusive of all other outgoings. cupboards, part tiled walls, tiled floor, radiator, strip light, a cupboard housing floor mounted oil fired boiler serving Tenancy domestic hot water and central heating, additional The property is available on an unfurnished basis under cupboard housing lagged hot water tank with immersion an assured shorthold agreement for an initial period of heater and doors to the ground floor cloakroom and twelve months. bathroom. Viewing Bathroom Strictly by prior appointment with the Landlords agent. With window to side, with white suite comprising pedestal washbasin with chrome mixer, panelled bath with chrome Pets fittings incorporating a separate thermostatically Pets are not permitted at the property. controlled shower over, part tiled walls, tiled floor, radiator and ceiling light point. Deposit Equivalent to 5 weeks rent. Cloakroom With window to rear and low level wc, tiled floor, radiator Holding Fee and ceiling light point. A holding fee equivalent to one week’s rent is required to secure the property (based on the asking rent the holding ON THE FIRST FLOOR deposit would be £173). This fee will be held for 15 days and either returned to you or used towards your first Small Landing month’s rent/deposit. You will forfeit the right to have the With doors to the bedrooms. holding deposit returned to you under the following circumstances: Bedroom 1 12ft 2ins x 9ft 8ins maximum narrowing slightly at one 1. You withdraw from the tenancy before the contract end with window to front, built in double wardrobe, is signed. radiator, ceiling light point and door to: 2. You fail a right to rent check. 3. You provide false or misleading information. En-suite Cloakroom 4. You fail to provide the relevant With white suite comprising low level wc, washbasin with information/documentation. to enable referencing chrome fittings and storage beneath and ceiling light to commence before the 15 day deadline. point.

Bedroom 2 11ft 10ins x 6ft 10ins with window to rear, radiator, ceiling light point, built in wardrobe with hanging rail and access to roof space.

Important Information: All measurements are approximate. We have not tested any appliances or services within this property and cannot verify them to be in working order or within the vendors/s ownership. We have not verified the tenure of the property, type of construction or the condition thereof. Intending purchasers should make appropriate enquiries through their own solicitors and surveyor etc, prior to exchange of contract.

62 High Street, Hadleigh, Ipswich, Suffolk IP7 5EF [email protected] 01473 823456

www.frostandpartners.co.uk