Former Village Hall Wereham | Kings Lynn | PE33 9BD TRADITION MEETS CONTEMPORARY

Standing in a conservation area in the heart of the very attractive little village of Wereham, about five miles east of and twelve miles south of King’s Lynn, is a brand new, four bedroom property built in a traditional style but designed for modern day living with an open plan layout inside. The much sought after village (particularly with its direct train line to London Kings Cross less than ten minute’s drive away) lies in the Wissey valley and has a large, pretty duck pond overhung with willows, a beautiful flint church, and the George and Dragon pub, all on the doorstep of this superb new house.

INSIDE

• An impressive contemporary new build built to a high specification • Popular village location • Open plan Kitchen Dining and Living space with separate Reception • Utility Room, WC, Four Bedrooms, Family Bathroom & En-Suite • Enclosed Garden, Off Road Parking and Garage • No Chain • Total Accommodation extends to 1907sq.ft • Energy Rating B

The dwelling has been built on the site of the old village hall, its replacement a neighbouring, attractive, modern, timber-clad Passivhaus well set back and to one side. The house is extremely pretty, built in flint and brick under a terracotta pantiled roof, with a central, solid oak, pitch-roofed porch to welcome you in.

Economical Underfloor Heating The dark grey, sliding sash windows are double- glazed, low maintenance Pvc; inside, skirtings and architraves are painted grey to match, whilst the honeyed tones of natural oak internal doors give a warm contrast with the white walls. The property feels light and airy especially with so much glazing onto the rear garden. Downstairs, underfloor heating fuelled by very economical air source is throughout, with flooring included in the sale but to the owner’s

KEY FEATURES choice: various designs of popular and practical LVT (Luxury Vinyl Tiling) for the kitchen, utility and bathrooms, with an option of three different carpets elsewhere.

Open Plan Living The huge, open plan kitchen stretches front to back with double doors onto the paved terrace at the back. Grey painted, Shaker style units with solid quartz worktops and upstands, form the culinary area with a peninsula creating a breakfast bar, and plenty of space behind for accommodating a large dining table and chairs. There are good quality integrated appliances: an electric Zanussi oven with microwave combi above, an electric hob with a contemporary AEG extractor over, and a dishwasher. Opposite, space for an American style fridge freezer is surrounded by tall units, and the one and a half bowl undermounted sink is positioned in the peninsula where a trio of pendant lights illuminate it and the breakfast bar.

Plenty of Storage Continuing the open plan, modern layout, the space flows freely and leads on through past doors into a good sized utility fitted with matching units allowing space under counter for a washing machine and tumble dryer. Storage is excellent with base and wall mounted units, so too the amount of worktop which houses a stainless steel sink and drainer under the window. Opposite the utility room, further storage is built in behind oak doors.

KEY FEATURES

The space opens out into the living room which, like the kitchen, spans the depth of the house with a window over the front, and a run of bifold doors onto the terrace at the back, making this a perfect house for summer living. Both this room and the kitchen have glazed doors into the entrance hall where you find a downstairs lavatory, and the stairs. These lead up to a landing from which the four double bedrooms and family bathroom are accessed.

The master suite is superb with a commodious bedroom with a south facing window, a number of built in wardrobes, and an en suite reached through a generous area for a dressing room lit from a skylight. The contemporary en suite is clad in porcelain tiles and fitted with a shower, shelving, and a washbasin and lavatory within a modern vanity unit.

The spacious family bathroom reflects the style of the en suite in a neutral colour scheme with contemporary fittings and porcelain tiling. The state- of-the-art bath is self-filling meaning no using or cleaning taps! LED lighting has been installed above to create a very atmospheric and relaxing place for a soak. There is also a large, separate, corner shower, lavatory and washbasin within a vanity unit.

OUTSIDE

Private and Secure Garden The property is in a quiet position, set back from the village road fronted by a gravel drive and entirely surrounded by a recently planted hornbeam hedge which will retain much of its autumnal coloured leaves throughout the winter. An over twenty-two foot long garage adjoins the property, its double doors anthracite grey to match the house. Tall timber side gates lead into the back garden which is completely secure and private being enclosed by lapboard fencing. Turf and a good area of Indian sandstone for terracing along the back of the house has been laid. In one corner, a tall post holds bat boxes which can be removed in about a year’s time. Exterior lighting has been installed, all on sensors. The property is sold with all the usual guarantees of a new build.

Good Rail and Road Links The village hall next door is a hub of activity for young and old, and the children’s play area is – very conveniently for a young family – further behind. The location of the village is excellent for those wishing to commute to London or Cambridge with the fastest train taking an hour and a half to Kings Cross. It is also easy to travel further into Norfolk by car – less than an hour to Norwich - or indeed, to the miles of sandy beaches on the coast in under forty minutes.

INFORMATION

On Your Doorstep... Wereham is a small village and civil parish in the county of Norfolk. In the centre of the parish is a large pond, supplied by a fine spring of water called “St. Margaret’s Well”. The Parish Church, dedicated to St Margaret of Antioch, is next to it. Overlooking the beautiful village pond is a local, friendly, family run traditional pub called ‘The George and Dragon’.

How Far Is It To?..... Wereham lies in the Wissey valley and is on the main A134 road. It is five miles to the east of the town of Downham Market which has direct rail service into London’s King’s Cross. The hanseatic town of King’s Lynn with its excellent shopping and leisure facilities is located 13 miles away. King’s Lynn also has a main line railway station with links to London King’s Cross, taking approximately 1 hour and 40 minutes. Neighbouring villages include Boughton, , and .

Directions... Proceed into Wereham from the A134 once in the village the property can be found on the left hand side adjacent to the village hall. Those with satellite navigation the postcode is PE33 9BD and the property will be identified by our Fine & Country For Sale sign.

Norfolk Country Properties. Registered in and Wales No. 06777456. Registered Office - 15B Regatta Quay, Key Street, Ipswich, Suffolk IP4 1FH copyright © 2016 Fine & Country Ltd. Agents notes: All measurements are approximate 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. Printed

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