Chartered Surveyors / Estate Agents

Guide Price An enchanting two bedroom semi- £250,000 Freehold detached cottage with many period Ref: P5329/W Post Office Cottage features, and situated in the pretty The Street Heveningham village of Heveningham. IP19 0EP

Beamed sitting room, kitchen/breakfast room. Contact Us Clarke and Simpson Two double bedrooms and bathroom. Well Close Square Lovely 150’ secluded cottage garden to the rear. Suffolk IP13 9DU Insulated studio building with power and light. T: 01728 724200 F: 01728 724667

And The London Office 40 St James’ Place London SW1A 1NS

[email protected] www.clarkeandsimpson.co.uk Location The cottage is situated in a quiet position in the pretty village of Heveningham, well known locally for its association with Heveningham Hall. The village lies approximately 5 miles from the market town of which has excellent facilities including a Co-operative supermarket, doctors surgery, library, many individual shops, banks, dining pubs, restaurants, as well as a railway station with regular services to and onto London’s Liverpool Street station.

The Heritage Coast, with the popular centres of , and is just 13 miles away. The historic market town of Framlingham is approximately 8 miles to the south.

Description Post Office Cottage is believed to date from the 16th Century and, although not Listed, it has a wealth of period features including inglenook fireplace and brick floor in the sitting room, a wealth of exposed wall and ceiling timbers throughout and wide oak floorboards on the first floor. It was, as its name suggests, the cottage to the old post office which is next door. The garden to the rear is enchanting, and measures approximately 150’ in length. It is well screened and has a good variety of fruit trees, cottage garden plants and shrubs. The property also benefits from a studio in the garden. This was purpose built and provides a useful additional space to the main cottage.

The Accommodation The House

Ground Floor Solid timber door leads into the

Sitting Room 16’8 x 15’9 (5.08m x 4.8m) South. A delightful room having brick floor, a wealth of exposed ceiling and wall timbers and an inglenook fireplace housing the woodburning stove. There is a built-in shelved cupboard to one side of the fireplace. Outlook over the pretty cottage garden at the front. Open oak staircase to the first floor. Door to the

Kitchen/Breakfast Room 13’8 x 9’3 (4.16m x 2.81m) North and West. Fitted with base unit with stainless steel sink with single drainer. Wooden worksurface with space and plumbing under for washing machine. Free standing cupboard, space for tall fridge freezer. Solid fuel Rayburn which also provides domestic hot water via back boiler. Door to the outside.

Stairs from the Sitting Room rise to the

First Floor Landing A galleried landing with original wide floorboards and doors to Bedroom One 16’2 x 9’11 (4.87m x 3.27m) South. Again with attractive wide oak floorboards, wall and ceiling timbers. Velux roof light. Storage radiator and opening into an excellent walk-in dressing room.

From the landing, steps lead up to

Bedroom Two 13’3 x 9’4 (4.03m x 2.81m) North. Built-in shelved linen cupboard and further built-in cupboard housing the hot water tank.

Bathroom With panelled bath in tiled surround with power shower over, mixer tap and fitted shower screen. Hand wash basin with mixer tap over and low flush WC. Heated towel rail.

Outside The cottage is approached from the side off the quiet main street in the village with a small, well stocked and very pretty cottage garden to the front. A pathway leads around to the side of the property through a wrought iron gate to the rear garden. This is off-set with a pathway which meanders down to a studio, 19’2 x 9’3, The studio is fully insulated and has power and light connected. It offers plenty of natural light, has a tiled floor, night storage radiator and stable door.

Within the rear garden is a patio area and beyond this, a delightful garden which is laid to lawn, and a timber garden shed. There are a variety of fruit trees including a damson, two apple trees, a pear tree, a plum tree and a cherry tree, all enclosed within a hedge border which gives total seclusion to this very pretty garden which is approximately 150’ long.

Viewing Strictly by appointment with the agent.

Services Mains water and electricity connected. Part night storage heating.

Council Tax Band C; £1,307.12 payable per annum 2015/2016

Local Authority District Council; Melton Hill, Woodbridge, Suffolk IP12 1AU; Tel: 01394 383789

NOTE 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.

May 2015

Directions From Framlingham take the B1120 Road and at the junction with the A1120 turn right and continue towards . Enter the village and turn left at the cross roads where signposted towards Heveningham and follow this road for 2 to 3 miles to the next T-junction at the village. Turn right and then fork left down the hill, turning right before the junction into the main street. Post Office Cottage is situated towards the end of the street on the left hand side.

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