HOLLYCROFT HOUSE , ROAD ,

DESCRIPTION A substantial period country house with numerous outbuildings set in the centre of mature and established grounds extending to approximately 1 .062 acres (subject to measured survey). The property offers the opportunity for extra living accommodation or annexe if the barns an d outbuildings were converted. I f a new owner wanted to re-arrange the layout for multi-generation living that could be possible as there are three staircases (subject to the relevant planning consents). The spacious accommodation is arranged over two st oreys currently comprising an entrance hall, drawing room, sitting room, dining room, kitchen/breakfast room, family room, utility and pantry on the ground floor together with a landing, five double bedrooms, two bathrooms and a shower room on the first floor. There i s oil fired central heating and double glazing through out. The property has a range of period features including wooden shutte rs, open fireplaces, stripped doors and wooden parquet flooring, laid in a herringbone pattern . The origins of the house are unknown however it is likely that there was a major programme of works including extensions and refurbishment, completed on the property in the 1930’s, there are a number of features remaining from that era. The property is set in the centre of established grounds , extending to approximately 1.062 acres (subject to a measured survey). The property is approached from the road via a long tree-lined driveway providing ample off road parking for a number of ve hicles leading to the double garage. The front gardens have shrubs and deep flower borders with a large lawned area and numerous mature trees offering privacy from the road. The rear garden has a large formal lawn with beautiful planting, specimen trees, flowers and shrub borders.

LO CATION The village of Emneth is located approximately 2 miles Site Plan For Identification Pur poses Only from , 12 miles from King's Lynn and 10 miles from . Village amenities include Church of St Edmunds, Primary School, 2 public houses, convenience store, post office, but cher, hairdresser and Community Hall hosting a wide variety of village activities. The nearby towns of Wisbech, Downham Market and King's Lynn offer a variety of shops, weekly markets, supermarkets, places to eat and further education colleges. Downham Mar ket and King's Lynn offer mainline rail links to Kings cross via . Downham Market to Cambridge journey times by rail 35 minutes.

ACCOMMODATION AND ROOM DETAILS

ON THE GROUND FLOOR ENTRANCE HALL Part glazed door to front, stairs to first floor, wooden flooring, understairs cupboard, radiator.

DRAWING ROOM Woode n double glazed window to FAMILY ROOM UPVC double glazed doors to side, front, wooden shutters, stone fireplace and hearth wooden double glazed window to rear, open brick housing an open fire, wooden flooring fireplace with wooden mantle, tiled floor, radiator. SITTING ROOM Wooden double glazed window to front , cast iron fireplace with marble surround and mantle, tiled heart, TV point, radiator. DINING ROOM Wooden double glazed window to front and side , open fireplace with marble surround and mantle, stairs to first floor, u nderstairs cupboard, picture rail, radiator. KITCHEN/BREAKFAST ROOM Dual aspect with two wooden double glazed windows to rear and wooden BEDROOM 3 Wooden double glazed window to front, double glazed window to front, door to rear, range of radiator. wooden base units with wooden worktops, butler sink with mixer ta p, space for electric cooker, space for dishwasher, tiled flooring, radiator. ON THE FIRST FLOOR LANDING Wooden double glazed window to front, radiator. BEDROOM 1 Wooden double glazed window to front, two radiators, wood effect flooring.

BEDROOM 4 UPVC double glazed window to side, radiator.

UTILITY UPVC double glazed window to side, low level BEDROOM 5 Wooden double glazed sash window to wc, plumbing for washing machine. side, radiator. PANTRY UPVC double glazed window to side, shelved BATHROOM Wooden double glazed window to side storage, cold shelf, tiled flooring. with stained glass, panelled bath with mixer tap and shower attachment, low level wc, pedestal wash hand BEDROOM 2 Wooden double glazed window to front, basin, radiator. feature tiled fireplace, two radiators.

BATHROOM Wooden d ouble glazed sash window to side, panelled bath, low level wc, wash hand basin, radiator. SHOWER ROOM Wooden double glazed window to side, shower cubicle, low level wc, hand wash basin, radiator. OUTSIDE The whole site extends to approximately 1.062 acres (subject to measured survey), the gardens and grounds are delightfully established and well maintained offering privacy. The property occupies the centre of the plot with views of the gardens from most of the rooms. The property is approached from the road via a shingled driveway to a large double garage and turning circle. There are extensive lawned gardens that have been cared for and well maintained over the years with beautifully planned flower and shrub borders, topiary box hedging and specimen trees. OUTBUILDINGS PITCHED ROOF BARN 9.2m X 5.9m (30’2 X 19’4) MONO PITCHED ROOF BARN 8.8m X 6.1m (28’11 X 20’) DOUBLE GARAGE 7.3m X 4.1m (23’11 x 13’5) FORMER PIGGERY 15.6m X 4.5m (51’2 X 14’9) GENERAL REMARKS and STIPULATIONS

The information provided by the agent is not to form part of a sales contract but made in good faith to help a potential purchaser. All plans provided by the agent are for identification purposes only. Mains water and electricity. Private septic tank.

The site plan/floorplan provided are for information or identification only, we would expect that buyers have visited the property and made themselves familiar with the room sizes and boundaries before exchanging/completing on a purchase.

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. Intending 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 otherwise, 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 their 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, Grantham, Lincolnshire NG31 6QZ. Registered in and Wales. Registration Number OC302092. Market Chambers, 25 -26 Tuesday Market Place, Kings Lynn, PE30 1JJ 01553 770771 kingslynn@brown -co.com Printed by Ravensworth 01670 713330