GURDON FARM, LETTON GUIDE £ 575,000

Gurdon Farm, Road, Letton, ACCOMMODATION , , IP25 7PP Gurdon Farm has a surprisingly spacious entrance hall with a cloak/storage cupboard and stairs to the first floor landing. The three principal reception rooms enjoy a pleasant view across the field to the front and include a sitting room with an open fir eplace, dining room with a beamed ceiling and a wood burning stove and a study with UPVC double glazed doors leading out to a paved patio area to the front of the house, which enjoys a south-westerly aspect. UPVC double glazed doors also lead from the dining room out to this patio. The inner lobby between the dining room and the study has a built-in cupboard containing the pump and filtration unit for the water supply from a borehole and this space is also used as a wine cellar. The kitchen/breakfast roo m has an oil fired Aga, work surface with cupboards and drawers below, together with matching wall cupboards and there is an inset stainless steel double drainer sink unit. There is also a utility space below the work surface with plumbing for a dishwasher. The rear hallway The property has an oil fired central heating system to radiators has a pamment tile floor and a doors to the rear garden and the and all of the windows are UPVC double glazed. entrance hall. The utility room includes a separate WC and there is also a pedestal wash basin and plumbing for a washing machine.

DESCRIPTION On the first floor is a landing/study area and all of the four A detached four bedroom country house in a delightful location bedrooms have exposed floorboards. There is a period fireplace set well back from the road with no immediate neighbours and in bedroom 2. Bedroom 1 has built-in wardrobes either side of standing in grounds of around 7 acres (subject to measured the chimney breast and an en-suite shower room where there is survey) with a substantial range of traditional barns and also a built-in airing cupboard and hot water cylinder with outbuildings. immersion heater. There is also a family bathroom with a three- piece suite. LOCATION Letton is a small village nestling in beautiful Mid-Norfolk countryside, equidistant from and Watton and not far from Shipdham on the A1075. Local amenities in Shipdham include a doctor’s surgery, post office, shop, garages, public house and a primary school. A much wider range of shops and amenities will be found in the market towns of Dereham and Watton. OUTSIDE A long private track leads down to the property from the road and DIRECTIONS there is parking for numerous vehicles in a courtyard area within From take the A47 westbound towards . Leave the extensive barn complex of around 8,000 square feet of space . the A47 at Dereham, following the signs for the A1075 to Watton. The gardens around the property are laid mainly to lawn and are Continue on the A1075 and proceed through Shipdham as far as well tended, with a wide variety of flowers and shrubs. The south- the church and before the bend take the turning on the left into west facing patio to the front of the property provides a very Mill Road which is signposted to Cranworth. Follow this road out of pleasant area to spend time in the summer months. The field to Shipdham, passing Blackmoor Row on the left, and the private the front of the property extends to around 5 acres and is mainly track leading down to Gurdon Farm will be found a further 300 grassed with some trees and provides an opportunity for yards along on the left hand side. equestrian use or livestock.

Rear Garden View to Front Field

AGENT’S NOTE: (1) The photographs shown in this brochure have been taken with a camera using a wide angle lens and therefore interested parties are advised to check the room measurements prior to arranging a viewing. (2) There is an uplift clause on the barns and further details are available on request.

Viewing s trictly by prior appointment through the selling agents’ Norwich office. Tel: 01603 629871

These Particulars were prepared in October 2015. Ref: NRS5800

Front and Barns Barns Barns

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. Inte nding 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 o therwise, 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 the ir 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, G rantham, Lincolnshire NG31 6QZ. Registered in and Wales. Registration Number OC302092. The Atrium, St George's Street, Norwich, NR3 1AB 01603 629871 norwich@brown -co.com Printed by Ravensworth 01670 713330