An impressive four bedroom barn conversion with separate annexe and delightful gardens of approximately 1½ acres, close to the Heritage Coast.

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1 Chartered Surveyors / Estate Agents An impressive four bedroom barn conversion with separate annexe and delightful gardens of approximately 1½ acres, close to the Heritage Coast. Guide Price 625,000 Freehold Ref: P5517/J 2 Farnham Barn Farnham Saxmundham Suffolk IP17 1LB Reception hall, 27 sitting room, 22 dining room, 26 kitchen/ breakfast room, study, utility room and cloakroom. Galleried landing, master bedroom with en-suite shower room, three further double bedrooms and family bathroom. The Old Cartshed (Annexe) - entrance hall, sitting/dining room, kitchen, bedroom and bathroom. Garage, stables and workshop. Delightful gardens and grounds extending to approximately 1.5 acres in all. Contact Us Clarke and Simpson Well Close Square Framlingham Suffolk IP13 9DU T: F: And The London Office 40 St James Place London SW1A 1NS @clarkeandsimpson.co.uk

2 Location 2 Farnham Barn is set along a private no-through road, a short distance from the centre of the village. Farnham is a small, yet accessible village, well located for the market town of Saxmundham, and the village of Snape, which is home to the world famous Snape Maltings. Saxmundham, approximately 3 miles to the north, benefits from a good choice of shopping facilities, including Waitrose and Tesco supermarkets. It also benefits from a branch line rail service, with regular trains to London Liverpool Street, via Ipswich, taking approximately 2 hours. Snape is 2 miles to the east and in addition to Snape Maltings, with its acclaimed retail complex and Plough and Sail Inn, the village benefits from an excellent primary school, shop and post office, two garages, a filling station and two inns, The Golden Key and The Crown. Other attractions in the area include the popular resorts of Aldeburgh, Thorpeness, Walberswick, Dunwich and Southwold, together with nature reserves at RSPB Minsmere and Havergate Island. There are also medieval castles at Orford and Framlingham. The popular town of Woodbridge, on the River Deben is some 12 miles to the south, beyond which is the county town of Ipswich, about 25 miles to the south-west. Description 2 Farnham Barn is an impressive and spacious four bedroom semi-detached barn conversion with separate one bedroom annexe, The Old Cartshed, and delightful gardens and grounds. The conversion of 2 Farnham Barn took place during the mid 1980s, and the property remains largely unaltered since then allowing an incoming purchaser to refurbish the property to their specific style and taste. The Old Cartshed is a separate one bedroom annexe. In recent years this has been let, generating approximately 400 per month, but The Old Cartshed also provides great potential as ancillary accommodation to the main house, as a holiday let or B&B, or as a work from home facility, subject to the necessary consents. The gardens are delightful and extend to approximately 1½ acres in all. These comprise a more formal area immediately adjoining 2 Farnham Barn, beyond which is a more open area which the current vendor previously used as paddocks. Page 2

3 The Accommodation The House Ground Floor A part glazed stable type door opens into the Reception Hall 13 x 12 6 (3.96m x 3.81m) An impressive double height reception area with vaulted ceiling and exposed roof trusses. Stairs to galleried landing, wood effect flooring, window overlooking the driveway and courtyard, night storage heater, telephone points, wall light points and pair of part glazed doors opening into the Sitting Room 27 7 x 22 (8.41m x 6.71m) A light and spacious room with large windows and fully glazed French doors providing views and access to the delightful rear gardens. The focal point of the room is the substantial brick fireplace containing the Wood Warm wood burning stove set on a raised tiled hearth. Exposed ceiling timber, wood effect flooring, night storage heater and convector heater. TV point, wall light points and door to the Page 3

4 Kitchen/Breakfast Room 26 5 x 9 9 (8.05m x 2.97m) Another light triple aspect room with good views via the glazed French doors of the patio and gardens. Well fitted with good range of cupboard and drawer units with worksurface incorporating one and a half bowl stainless steel sink with mixer tap and drainer. Peninsula breakfast bar and recess for electric cooker with light and extractor hood over. Part glazed stable type door to the driveway and courtyard. Telephone point, night storage heater and door to Utility Room 11 3 x 8 6 (3.43m x 2.59m) With additional stainless steel sink with drainer and drinking water spigot, and storage cupboards under. Door to built-in shelved storage cupboard, access to roof space and plumbing for washing machine. Window overlooking the driveway and courtyard, and tiled flooring. Returning to the Sitting Room, a further door provides access to the Dining Room 22 x 14 5 (6.71m x 4.39m) Another spacious room with fully glazed French doors making the most of the delightful views of the garden. TV point and night storage heaters. Page 4

5 From the Entrance Hall further doors provide access to the Study 13 2 x 11 2 (4.01m x 3.4m) With window providing views over the driveway and courtyard. Night storage heater. Cloakroom With WC, wall mounted wash basin with tiled splashback and low level convector heater. Plumbing for water softener. Stairs from the Entrance Hall rise to the First Floor Galleried Landing 24 2 x (7.37m x 3.91m) With vaulted ceiling with exposed roof trusses, high level window providing views towards Farnham Hall, night storage heater and doors off to Master Bedroom 14 2 x 13 5 (4.32m x 4.09m) A good size double bedroom with window providing views in a south-easterly direction across the gardens. Electric convector heater and door to En-suite Shower Room With fully tiled shower cubicle, WC and wash basin. Elecctrically heated towel rail and strip light with shaver socket. Bedroom Two 13 9 x 11 8 (4.19m x 3.56m) A delightful double bedroom with full width window making the most of the stunning gardens. Exposed ceiling timber and wall mounted convector heater. Page 5

6 Bedroom Three 14 7 x (4.45m x 3.3m) A double bedroom with views to the rear. Exposed ceiling timber and wall mounted convector heater. Bedroom Four 14 7 x 14 6 (4.45m x 4.42m) Another double bedroom with useful eaves storage area. Exposed ceiling timber, access to roof space and wall mounted convector heater. Bathroom With panelled bath in half-height tiled surround, WC and pedestal wash basin. Cupboard housing the hot water cylinder, additional storage cupboard, electrically heated towel rail and Velux window providing views of Farnham Hall. Page 6

7 The Old Cartshed A part glazed wooden front door opens into the Entrance Hall With tiled flooring, exposed roof trusses and doors off to Sitting/Dining Room 21 x 12 3 (6.4m x 3.73m) A pretty reception room with partly vaulted ceiling and exposed roof trusses. Windows overlooking the front gardens and surrounding countryside. Night storage heaters. TV and telephone point and door to Kitchen 12 3 x 8 6 (3.73m x 2.59m) With range of cupboard and drawer units with work surface incorporating one and a half bowl stainless steel sink with mixer tap and drainer. Recess for slimline electric cooker with extractor hood and light over. Recess with plumbing for washing machine. Breakfast bar area, exposed roof truss elements and part glazed door to the courtyard garden. Returning to the Entrance Hall further doors provide access to Page 7

8 Bedroom One 14 2 x 12 3 (4.32m x 3.73m) A good size double bedroom with exposed roof timbers and windows overlooking the shared driveway and countryside beyond. TV point and night storage heater. Bathroom With panelled bath in tiled surround with Mira electric mixer shower over, WC and pedestal wash basin. Electrically heated towel rail, wall mounted convector heater and door to Airing Cupboard. Access to roof space. Outside 2 Farnham Barn is approached over a shared private roadway that leads past the property, and from which a five bar gate opens into the driveway and courtyard area. Beside the courtyard are the former stables and workshop, with the stables and tack area measuring approximately 25 x 15, beside which is the workshop, approximately 15 x 10, with power and light connected. The access road leads past 2 Farnham Barn and The Old Cartshed, continuing to a farm and agricultural land beyond. Just past The Old Cartshed is the garage, approximately 19 x 9, also with power and light connected. Attached to the side of the garage is also a useful lean-to store for garden implements. Beside this area is a netted area for soft fruits and vegetable patch, together with a five bar gate which allows vehicular access to the rear. The majority of the gardens and grounds serving 2 Farnham Barn are to the rear. Facing in a south-easterly direction these enjoy the sun for much of the day and comprise a formal area of gardens immediately adjoining the rear of the property, consisting of a large patio area that can be accessed from the sitting room, dining room and kitchen/breakfast room. Beyond the patio is the lawn, and this is enclosed by a meandering border containing a wide variety of specimen flowers and shrubs. Page 8

9 The gardens continue at the rear, opening into a much more open area that the current vendor previously used as a paddock. This part of the garden is still interspersed with a number of large well stocked borders, as well as some established specimen trees including beech, pine, birch, oak, lime and a large maple. In all the gardens and grounds extend to approximately 1.5 acres. Page 9

10 Viewing Strictly by appointment with the agent. Services Mains water and electricity. Private drainage system. Electric heating. EPC 2 Farnham Barn - E EPC The Old Cartshed - F Council Tax - 2 Farnham Barn Band E; 1, payable per annum 2016/2017 Council Tax The Old Cart Shed Band A; 1, payable per annum 2016/2017 Local Authority Suffolk Coastal District Council; Melton Hill, Woodbridge, Suffolk IP12 1AU; Tel: 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. Please note the following may affect properties in East Suffolk. Proposals exist to build new park & ride sites, lorry parks and railway lines and make road improvements to service the proposed new Sizewell C power station. Whilst no decisions have been made on the exact location or details of these facilities or improvements, public consultation has recently been completed to obtain local opinion. Further information can be found in the consultation document sizewell.edfenergyconsultation.info. April 2016 Page 10

11 Site Plan For identification only do not scale Page 11

12 Need to sell or buy furniture? If so, our Auction Centre would be pleased to assist please call Directions Proceeding north on the A12, pass through Little Glemham and Stratfort St Andrew. Just after the caravan sales centre, turn right and then immediately right again. Proceed up the hill, taking the next turning on the left. Continue for a short distance and 2 Farnham Barn will be found a short way along on the left hand side.