Chartered Surveyors / Estate Agents Rent £1,000 p.c.m A substantial four bedroom family Ref: R510/D home set within a good size garden The Rectory located within easy reach of Bury St Edmunds and the A14. IP29 4PB

To let unfurnished on an Assured Shorthold Tenancy for a term of Contact Us Clarke and Simpson six months. Well Close Square Framlingham Suffolk IP13 9DU T: 01728 621200 F: 01728 724667

And The Office 40 St James Street London SW1A 1NS

[email protected] www.clarkeandsimpson.co.uk Location The Rectory is situated on the edge of the village of Lawshall which boasts a public house and village school. Lawshall is well located for access to the A14 as well as being close to the historic village of , and the popular centre of Bury St Edmunds.

Bury St Edmunds is a popular market town which has a comprehensive array of leisure and retail facilities along with easy access to the A14, which links to London via the A11/M11, Cambridge and the Midlands to the west.

The Accommodation Ground Floor Entering through fully glazed UVPC Entrance door into

Entrance Hallway A spacious area with stairs leading to the first floor, single panel radiator, smoke detector, Honeywell wall mounted thermostat, large understairs storage cupboard providing useful hanging and storage space, further walk-in storage cupboard and door off to

Lobby North. With battens containing range of coat hooks. Door through to

Cloakroom West. Comprising corner mounted wash hand basin, low flush WC and single panel radiator.

Sitting Room 17'11 x 12'11 (5.46m x 3.94m) max West and South. A large and light dual aspect room with central tiled surround fireplace with cast iron grate, two double panel radiators, television aerial lead-in and telephone socket. Double UVPC glazed doors giving access to patio and garden beyond.

Study 11'11 x 10'11 (3.63m x 3.32m) South. A further good size room incorporating large range of useful wall mounted shelving, book cases and desk, double panel radiator, telephone socket, large window overlooking the rear garden.

Dining Room 11'11 x 11'11 (3.63m x 3.63m) South. A light room with sufficient space for a good size family dining table with television aerial lead in, single panel radiator, serving hatch from kitchen and views to the rear garden and farmland beyond.

Kitchen 12' x 10'11 (3.66m x 3.33m) (max) South. Fitted with a range of base and eye level kitchen units with marble effect roll over formica worksurface incorporating one and a half bowl sink with mixer taps. Space and plumbing for dishwasher. Space for up- right fridge freezer and space and wiring for electric cooker. Incorporated into the former fireplace is the Potterton oil fired boiler. Ceiling mounted spotlights. Serving hatch to dining room. Myson electric under unit heater. Large window overlooking the rear garden. Door giving access to large walk-in Pantry fitted with a range of wooden shelves and further large tiled shelf. A door from the kitchen leads to the

Rear Lobby 11'10 x 11'3 (3.6m x 3.43m) South. A large, versatile area with television lead-in, double panel radiator. Doors out to rear garden, garage and

Utility Room 6'8 x 6'4 (2.03m x 1.93m) North. With wall mounted butler style sink with chrome effect taps over, space and plumbing for washing machine, space and ducting for tumble dryer. Vortice wall mounted extractor fan. Useful wall mounted shelves. First Floor Stairs from the Entrance Hallway lead up to the

Galleried Landing North. With large window overlooking the garden and drive to the front of the property. Single panel radiator. Hatch to attic. Smoke detector. Honeywell wall mounted boiler control. Small storage cupboard. Large Airing Cupboard with lagged hot water cylinder and slatted shelving. Doors off to

Master Bedroom 15'8 x 12'11 (4.77m x 3.94m) max. West and South. A good size double room with large window overlooking the rear garden and farmland beyond. Telephone socket. Single panel radiator. Large wall mounted mirror and pair of double door fitted wardrobes comprising hanging space with storage above.

Bedroom Two 11'11 x 10'11 (3.63m x 3.33m) South. A further good size double room with large window overlooking the rear garden. Single panel radiator.

Bedroom Three 11'11 max x 11'10 (3.63m x 3.6m) South. A further light double room with large window overlooking the rear garden and farmland beyond. Fitted with pedestal wash basin with tiled surround and splashback. Wall mounted mirror. Single panel radiator and fitted storage cupboard comprising wall mounted shelves and hanging rail.

Bedroom Four 10'11 max x 7'10 max (3.32m x 2.38m) A single bedroom with large window overlooking rear garden. Single panel radiator.

Shower Room West. Comprising white shower tray inset into fully tiled recess with Mira Sport electric shower and extractor fan.

Family Bathroom West. Incorporating low flush WC in white, pedestal wash basin, heated towel rail, large wall mounted mirror. Electric shaver socket. White plastic panelled bath in tiled surround with chrome mixer tap and hand held shower attachment.

Outside The property enjoys a secluded position set back from the public highway. There is a large sweeping driveway leading round to a parking area sufficient for a number of cars. Either side of the driveway is an area laid to grass edged by mature hedging. To the side of the property is a single garage. To the rear of the property is a large area laid to grass with some floral borders. There is a further enclosed orchard with a number of fruit trees and a timber summerhouse.

Important Note

 The property has the benefit of photovoltaic cells and whilst the landlords will retain the feed-in tariff, the tenants will have the benefit of reduced electricity costs.

Services Mains water, electricity and drainage NOTE: Items depicted in the photographs or described within these particulars are not necessarily included within the tenancy agreement. These connected. Oil fired central heating. particulars are produced in good faith, are set out as a general guide only and Council Tax Band F. £2155.79 payable 2016/2017 do not constitute any part of a contract. No responsibility can be accepted for any expenses incurred by intending purchasers or lessees in inspecting Local Authority Council. properties which have been sold, let or withdrawn. Application Fee £200 plus VAT. August 2016

Directions

Heading South on the A134 from Bury St Edmunds to Sudbury, pass through Sicklesmere and Bradfield Combust. Pass the Left turn to Lavenham and take the next right to Lawshall. Proceed through and the village of Lawshall itself, heading towards Harrow Green. The property is the third on the left, just opposite a bench and as identified by the Clarke and Simpson ‘For Sale’ board.

Need to sell or buy furniture? If so, our Auction Centre would be pleased to assist — please call 01728 746323.