Chartered Surveyors / Estate Agents

Guide Price A picturesque three bedroom semi- £290,000 Freehold detached cottage located within the Ref: P6167/C Pond Cottage village of , two and a half Cransford miles from Woodbridge Suffolk IP13 9NZ

Contact Us Porch, sitting room, study, dining room, kitchen, utility room and Clarke and Simpson downstairs shower room. Well Close Square Three first floor bedrooms and cloakroom. Framlingham Suffolk IP13 9DU Mature front and rear gardens. T: 01728 724200 F: 01728 724667 Off-road parking. And The London Office Garage with workshop. 40 St James’ Place London SW1A 1NS

[email protected] www.clarkeandsimpson.co.uk Location Pond Cottage is located close to the centre of the village of Cransford. Close to the property are lovely walks over public footpaths across the nearby gently undulating countryside. Within 2.5 miles is Framlingham which offers a good selection of independent shops and businesses including cafés, restaurants, hairdressers, antique shops, a travel agency and delicatessen. It is also home to the Crown Hotel, Barclays Bank and a Co- operative supermarket. Off Market Hill are a number of other businesses providing day-to-day services including pubs, vets, a medical centre and schools. Sir Robert Hitcham's Primary School is highly regarded and Thomas Mills High School is considered one of the best state schools in the East of . There is also Framlingham College, which is served by its prep school, Hall, some 5 miles away.

The county town of is approximately 20 miles fromthe property. A range of local and national stores can be found here, along with a railway station with trains to London scheduled to take just over the hour. There is also a train station at , 6 miles to the south, again with some through trains to London. The Suffolk Heritage Coast, with popular destinations such as , , Orford and , is within the locality. Golfing facilities can be found in nearby Cretingham and at Aldeburgh and Woodbridge.

Description Pond Cottage is a most attractive semi-detached dwelling. The historic part of the cottage is of timber-frame construction with rendered and colour washed elevations under a pantile roof. In 2008, sympathetic extensions were added to the cottage creating the study and first floor third bedroom. Internally, the cottage has well laid out accommodation that includes a sitting room, dining room, study, traditional cottage kitchen, utility room and shower room. On the first floor are three good-sized bedrooms and a cloakroom. The cottage has a particularly pleasant feeling of privacy with mature gardens, off-road parking and garage with workshop/store to the rear.

The Accommodation The Cottage

Ground Floor A door provides access to the

Entrance Porch Coir matting flooring. Windows to the east and west, and door to the hallway which opens to the dining room and

Sitting Room 14’3 x 12’ (4.34m x 3.66m) South facing window overlooking the front of the property. Blocked brick fireplace. Exposed timbers. Radiators. Wall light points. Built-in shelved cupboard. A door opens to the rear hallway and an open doorway leads to the

Study 12’4 x 5’6 (3.76m x 1.68m) South facing window and east facing conservation skylight. Wall light points. Radiator. Spotlighting.

Dining Room 14’7 x 10’11 (4.45m x 3.33m) South facing windows overlooking the front of the property. Brick fireplace which is home to a wood burning stove on a brick hearth. Radiator. Exposed timbers. Wall light points. An open doorway leads to the Kitchen 10’7 x 9’6 (3.23m x 2.90m) Fitted with a traditional range of high and low level wall units with double Villeroy and Boch butler sink with mixer taps above. Oak work surfaces with tiled splashback. Space and plumbing for a double electric oven and slimline dishwasher. Space for fridge and microwave. Extractor fan. North facing window overlooking the rear garden. Radiator. A door opens to the

Rear Hallway Stairs to the first floor landing with understairs cupboard. Radiator. Partially glazed door to the utility room and further door to the

Bathroom Comprising electric shower unit, WC and hand wash basin. Radiator. East facing window with obscured glazing.

Utility Room 13’ x 6’ (3.96m x 1.83m) A light room with north and west facing windows. Partially glazed east facing door to the exterior and polycarbonate roof. Oil-fired boiler. Stainless steel sink with drainer and taps above. Low level wall unit and space and plumbing for a washing machine. Spotlighting.

The stairs in the ground floor rear hallway lead to the

First Floor

Landing North facing window. Built-in airing cupboard with modern hot water cylinder and slatted shelving. Doors lead off to the three bedrooms and cloakroom.

Bedroom One 14’4 x 12’3 (4.37m x 3.73m) A double bedroom with south facing dormer window enjoying views over the garden and beyond. Radiator. Hatches to roof space.

Bedroom Two 13’5 x 12’6 (4.09m x 3.81m) A dual-aspect double bedroom with south facing dormer window and further east facing window. Radiator. Built-in cupboard. Hand wash basin. Striplight with shaver point. Hatch to roof space. Built-in wardrobe.

Bedroom Three9’8 x 9’8 (2.95m x 2.95m) A large single bedroom with north facing window and east facing conservation roof light. Fitted wardrobe. Hand wash basin. Striplight with shaver point. Radiator.

Cloakroom Comprising WC. Outside The property is approached from the lane by a drive providing off-road parking for a number of vehicles. Adjacent to this is an area of south facing lawn measuring approximately 50’ x 50’ with flowerbeds and mature trees including willow. The garden is fully enclosed by mature hedging and fencing. The drive leads to a garage of block construction with rendered elevations under a peg tile roof. There is an up-and-over garage door to the front and windows to one side. The main part of the garage measures 16’7 x 11’7. To the rear is a workshop/store measuring 11’3 x 6’2. This has a personnel door to the garden and a window to the rear. A path between the cottage and the garage provides access to the rear garden. Here there is a store shed and patio area. In addition is an area laid to lawn with beds and hedges. The rear garden measures approximately 50’ x 20’.

Front Garden

Viewing Strictly by appointment with the agent.

Services Mains water and electricity. Private drainage system. Oil-fired central heating system.

Council Tax Band D; £1,671.21 payable per annum 2019/2020.

Local Authority East Suffolk Council, East Suffolk House, Station Road, Melton, Woodbridge, Suffolk IP12 1RT; Tel: 01394 383789.

NOTE 1. These particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a contract. No responsibility can be accepted for any expenses incurred by intending purchasers or lessees in inspecting properties which have been sold, let or withdrawn. No warranty can be given for any of the services or equipment at the property and no tests have been carried out to ensure that heating, electrical or plumbing systems and equipment are fully operational. Any distances, room aspects and measurements which are given are approximate only. No guarantee can be given that any planning permissions or building regulations have been applied for or approved.

2. The vendor has informed that agents that the yard/commercial site/buildings to the rear of Pond Cottage have planning permission in perpetuity to be demolished and replaced with new houses.

May 2019

Directions From Clarke and Simpson’s office, proceed along Station Road taking the first left into Fore Street. Continue up the hill and at the top turn left onto the B1120. Proceed out of Framlingham, taking the first right hand turn signposted Cransford. Proceed through the village, passing the church on the right hand side. Pond Cottage will be found a short way along on the left.

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