Hainford | Norfolk | NR10 3BH MAKING a SPLASH

Oaks Farm Dumbs Lane | Hainford | Norfolk | NR10 3BH MAKING A SPLASH

“A period farmhouse with handsome frontage, perfectly situated in quiet village surrounds. At home with the wildlife, country walks on the doorstep, a peaceful setting where tranquility abounds. Yet you’re close to the city, the main roads and airport, the glorious coastline a short drive away. A character home with garden room, games room and pool, a rare opportunity, a real jewel, what more can we say!”

• A Detached Period Cottage situated within the village of Hainford • Three/Four Bedrooms; First Floor Bathroom; Ground Floor Shower Room • Two/Three Reception Rooms • Kitchen Breakfast Room • Character includes Stripped Timber Floors, Exposed Beams and Fireplaces • Outbuildings to include Games Room and Garden Room • Outdoor Heated Swimming Pool • Driveway provides Parking for Vehicles • The Accommodation extends to 1,634sq.ft • Energy Rating: D In the same ownership for over three decades, this former farmhouse has been well loved and comprehensively restored. It’s packed full of features and offers spacious accommodation with the potential for both ground and first floor bedrooms. Outside, generous private gardens draw you in, with a lovely garden room at the far end of the lawn and a games room to one side. With your outdoor pool, you’ll be in great demand with friends all summer long, while the peaceful location ensures you can really relax. Just ten minutes or so from the city but with a wonderfully rural feel, you get the best of both worlds here. A Welcoming Home This charming period home began life as two cottages and was opened into one home, then used as a farmhouse for many years. The current owners came here over 30 years ago and embarked on a major renovation, including a new roof, stripping the house right back and adding an extension that houses the kitchen, study and first floor bathroom. The result is a home bursting with character and benefitting from some delightful features, whilst also being well set up for today’s busy family life. Highlights include a magnificent flint and brick inglenook fireplace in the sitting room, plus plenty of exposed beams, brick and wooden floors and more besides. Despite its age and humble origins, the house is surprisingly well proportioned and spacious, with generous and practical rooms – perfect for a family. In fact, the owners have raised their children here and it’s proved to be a very happy home. Enjoy It All, Inside And Out The outside space is a real draw. There’s a lovely private garden with plenty of sunny spots in which to relax, as well as the aforementioned swimming pool. This is heated with an air source heat pump, making it much more economical to run than you might expect. The owners have had great fun here and their grandchildren especially will be disappointed to leave the pool behind! Elsewhere in the garden, there’s a detached garden room where you can sit, sheltered from full sun or wind, enjoying the outlook. There’s also a games room, created from a former butcher’s premises when this was a farm. You could potentially extend this to be part of the main house – it’s something the owners have looked into, possibility creating an entrance into the current dining room. There’s a useful room on the ground floor that has been used as a bedroom, study and sewing room over the years. With a shower room on the ground floor too, this would be ideal for anyone with limited mobility, or with teens looking for their own space away from the rest of the bedrooms. Live Life In Balance One of the lovely things about this place is the sense of rural tranquility, despite being so close to Norwich. The owners even had a pheasant with 17 chicks passing through the garden one year! You can head out from the door and explore the countryside walks, seeing what wildlife you can spot along the way – then when you need to travel for work, or if you want the arts, culture, cuisine and more of the city, it’s only around fifteen minutes from home. Wroxham, the capital of the Broads, is only ten minutes away, while the lovely coastal town of Cromer is a 20-minute drive. Nearby Spixworth has shops and takeaways, while within the village itself, there’s an active and friendly community, with groups and events such as archery, bowls and quiz nights at the village hall. The Accommodation Moving through the front door, you move through into the… Main Reception Hall You immediately note the pamment tiles underfoot along with exposed brickwork and an open staircase that rises to the first floor. A door to your right takes you into the… Sitting Room You note the wood flooring underfoot along with exposed beams and the inglenook fireplace with bressumer beam over and multi-fuel wood burner set within. A window to the front aspect provides light as well as views. A door to your left within the hall, takes you into the formal… Dining Room You have exposed floorboards underfoot and exposed beams above along with a window to the front aspect. The focal point within the room is the multi-fuel wood burner set within the fireplace with bressumer beam over. From here you have access into the… Kitchen/Breakfast Room Oak fronted cabinets can be found to three aspects contrasting well with the work surfaces. Integrated within is a fridge/freezer, an electric range cooker with extractor above, a ceramic one and a half bowl sink with single drainer and mixer tap over. You note a window to the rear aspect along with exposed beams and the vinyl flooring underfoot. From this room you have access to the rear hallway. This can also be accessed from the main reception hall. Within this hallway you discover the… Ground Floor Shower Room With a continuation of the pamment tiles underfoot. This is fitted with a three piece white suite comprising of a low level WC, pedestal wash basin and a shower cubicle along with an obscured window to the rear aspect. From the hallway there is a door to the rear of the property, whilst another door leads you into… Bedroom Four/Study A window to the rear aspect provides light and views, whilst you have stripped wood floorboards underfoot.

Taking the stairs you move up to the first floor landing, where you discover… Three Bedrooms The first of these bedrooms has a chimneybreast within the room along with built in cupboards and a window to the front aspect. The smallest of the three bedrooms is still a good size double and also has a window to the front aspect. The remaining bedroom to the far end of the landing has another chimneybreast and a window to the front aspect along with a built in wardrobe. Main Bathroom A good size bathroom, fitted with an airing cupboard along with a panel bath, pedestal wash basin, bidet, and a low level WC. An obscured large window sits to the rear aspect, whilst you note the vinyl flooring underfoot. The Outside To the front of the property is a cottage garden with boxed hedging and the property is hedged from the road with a driveway that sits to the side of the home. The rear garden has a block terrace with a feature circular drying area, along with two raised garden beds. The garden is mainly laid to lawn with a garden room with sliding doors that sits to the rear of the plot. You also discover an outdoor swimming pool with pump house, shower room, WC and changing area. The outdoor swimming pool is heated by an air source heat pump. Side access provides a walkway to the driveway with a large games room which has a window to the rear aspect, which has exposed beams and also has power and light connected.

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… Hainford is a small village, which lies approximately 8.5 miles north of the centre of Norwich. With good access via the A140 Cromer Road and the Broadland Northway Road A1270, which runs 12 miles round the north of Norwich from the A47 junction at Postwick in the east to the A1067 Fakenham Road to the west. Local amenities include a primary school, church, village hall and the Chequers Public House and Restaurant, all with the main part of the village. A much wider range of shops and amenities can be found in the market town of Aylsham and the neighbouring villages of Coltishall and Horsford. “We like it here because we are in a fantastic location. We are set in a lovely village. It’s great for walks and rides and it is easy to reach the Broads, the coast and the lovely town of Aylsham.” How Far Is It To… Hainford is situated within easy reach of the international airport and the main line train station with links to London Liverpool Street. The city offers all that you would expect of a county capital with a wide range of cultural and leisure facilities and a variety of good schools both in the public and private sectors. From the A11 Newmarket Road, Cambridge lies approximately 60 miles to the south-west and Newmarket 47 miles. Wroxham is less than 6 miles away and from there you can explore the wealth of The Norfolk Broads. Directions Leave Norwich on the A140 Cromer Road and continue past the turning for Horsham St Faiths. Take the turning on your right into Waterloo Road B1254, then turn right onto Newton Road and left onto Dumbs Lane whereby the property will be located with a Fine and Country For Sale Board. Services and District Council Oil Central Heating, Mains Water, Mains Drainage Broadland District Council Tenure Freehold

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