WARNERS END FARM SAXLINGHAM - HOLT,

WARNERS END FARM SAXLINGHAM, NORFOLK NR25 7LA

Blakeney 3 miles, Holt 4 miles, 25 miles, /Liverpool Street 1 hour 50 mins

A rare opportunity to acquire a fine late 16th century farmhouse complimented by an extensive range of converted barns and outbuildings on the edge of this highly sought after village which is set amongst arguably some of ’s prettiest countryside.

Warners End Farm is the perfect example of a period home with extensive outbuildings set within well-tended and landscaped grounds of around 1 acre, subject to survey, all set amongst some of the most celebrated Norfolk countryside the county has to offer. Independent Estate Agents

The property, and its adjoining barns and outbuildings, have been extensively refurbished by the current owners in recent years Pointens retaining many of the original features and paying meticulous attention to detail. Situated at the end of a quiet country lane and www.pointens.co.uk surrounded by idyllic farm and woodland, Warners End Farm Email [email protected] enjoys the wide, open, uninterrupted views that North Norfolk is Tel 01263 711880 so famed for from both the house and many of the adjoining barns and outbuildings. 18 High Street, Holt, Norfolk NR25 6BH THE PROPERTY

The traditional brick and flint farmhouse under a beam and pamment hearth housing a wood burner. pantile roof is approached via a pretty covered A further inner hall leads to the kitchen/breakfast entrance porch. The solid oak front door leads to room which has a double aspect, traditional pamment an entrance hall with a traditional pamment floor flooring and a timbered and vaulted ceiling. and exposed beams. The large double aspect sitting This room is extensively fitted out with a range of room has a heavily beamed ceiling and a mellow red handmade wooden units and a fireplace housing an brick fireplace with pamment hearth housing a electric Aga and Aga companion. Double doors multi-fuel stove. A rear hall leads to a cloakroom, lead to the gardens. Complementing the kitchen is recently refurbished with Italian marble, and a study a utility room and a walk-in pantry. On the first with traditional pamment flooring and fitted office floor, a split level landing leads to a triple aspect furniture. The hallway also leads to a well- master bedroom with an attractive period fireplace proportioned, double aspect dining room with a and an en-suite shower room. There are also three mellow red brick fireplace with a wooden bressumer further bedrooms and a bathroom. CURTILAGE

The property has two entrances. To the front of The filter house has a changing room, the house is a gravelled parking area. A second a cloakroom and shower. The well-tended main entrance through automatic gates leads to a large gardens are to the east of the house and are gravelled parking area and to the garage block mostly laid to lawn with various inset mature and apartment, cottage and studio. A gate leads flower and shrub beds and patio areas. There is to the swimming pool complex. Childproof and a further double gated entrance and the garden fully enclosed, the pool area is both private and is fully enclosed and dog proof. secluded, the pool is heated and has a full The grounds extend to around 1 acre automatic childproof cover. Overlooking the (subject to survey). pool is a summer house with a vine. LOCATION

Saxlingham is a small village with little more than a selection of attractive, mainly period houses and St. Margaret’s – a 15th century church largely restored in Victorian times. Around 2.5 miles to the north is the coastal village of Blakeney with its narrow streets containing flint faced houses and its Quay which gives access to salt marshes and sailing, seal and bird watching and many other leisure pursuits. This is a designated area of Outstanding Natural Beauty with wonderful coastal and inland walks. About 3.5 miles to the east is the Georgian market town of Holt with an increasing variety of restaurants, pubs, shops and galleries and Gresham’s Schools. Around 25 miles to the south is the city of Norwich. Norwich has a mainline railway station to London (Liverpool Street) and to the north of the city is Norwich Airport with worldwide connections via Amsterdam. GENERAL INFORMATION

Tenure: Freehold.

Local Authority: North Norfolk District Council tel: 01263 513811.

Services: Mains water and electricity. Drainage is via a septic tank.

Viewing: Strictly via the sole agent, Pointens Estate Agents, tel: 01263 711880.

Aerial Video Tour. This can be viewed at either www.onthemarket.com or www.rightmove.co.uk

Ref: H30755

IMPORTANT NOTICE These particulars have been prepared in all good faith to give a fair overall view of the property. Measurements and distance are given as a guide only. We have endeavoured to ensure the information given is accurate but we would urge you to contact the office before travelling any great distance to ensure that your impression of the property is as we intended. None of the services, appliances or equipment have been tested and purchasers should satisfy themselves on matters prior to purchase. NOT TO SCALE THE BARNS AND OUTBUILDINGS

Adjacent to the farmhouse is a traditional red brick and flint barn under a pantile roof currently used as an art gallery. Oak doors with handmade door fittings lead to an impressive open space with a double aspect, floor to ceiling fireplace and chimney, a heavily timbered and vaulted ceiling, raised plinth and a European limed oak wide board timbered floor with underfloor heating.

Attached to the barn is a cottage, comprising a ground floor sitting room which has services enabling a kitchen to be fitted. A staircase leads to the first floor and two good size bedrooms and a bathroom. Adjoining the cottage is a triple aspect studio/office with a timbered and vaulted ceiling and a cloakroom. A door leads to a further double aspect office and this in turn leads to a light, bright and airy artist’s studio with wonderful uninterrupted views over the adjacent countryside.

Attached to the studio is a store room and a mezzanine storage area. Steps leads down from the studio to a summer room, with a terracotta floor, heavily timbered ceiling and a wine store. Two pairs of double doors lead to a secluded enclosed courtyard with a large oak pergola. This makes a wonderful entertaining and barbecue area.

A short distance away is a detached garage block with a first floor apartment. The garage block comprises two double garages with electric doors and a storage room. An external staircase leads to the first floor and to a spacious well-appointed apartment comprising a triple aspect open plan sitting room/ bedroom with double doors leading to a balcony with uninterrupted views over the adjacent countryside, a kitchenette and a shower room.

DIRECTIONS

Leave Norwich on the B1149 to Holt. After around 20 miles you will enter Holt. At the roundabout proceed straight over on the A148 to Fakenham. After passing through Letheringsett turn right signposted By Road. After 3 miles you will enter Saxlingham. When reaching the village, St Margaret’s Church will be found on the right hand side. Turn immediately right at St Margaret’s and bear right at the next fork. After a short distance, Warners End Farm will be found on the left hand side.

Independent Estate Agents Pointens

www.pointens.co.uk Tel 01263 711880