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A rare opportunity to acquire a well appointed four bedroom detached cottage on the edge of Framlingham village believed to date back to the 17th Century with later extensions set within a plot of approximately 1 acre (sts) overlooking open fields to the front.

About The Property

Walnut Cottage has recently been modernised with a new bathroom suite and a hand made kitchen built by Jim Baldry incorporating a Belfast sink, Irokao hardwood work surfaces and a pamment tiled floor. The cottage is within easy reach of Thomas Mills High School and walking distance of the town.

The accommodation comprises; Entrance Hall with doors to the Sitting Room with feature inglenook fireplace and inset multi fuel stove, Dining Room with French Doors over looking the rear garden, snug with open fire, Kitchen, down stairs Double Bedroom with combined En-Suite Shower Room which can be accessed via a second doorway leading from the Dining Room. (The Shower Room can also act as the downstairs W/C). On the first floor there are three further Double Bedrooms and the Family Bathroom benefiting from a traditional free standing claw foot bath. Walnut Cottage benefits from oil fired central heating and is predominately double glazed. The majority of light fittings within the property were designed and made by Jim Lawrence of Stoke By Nayland. Outside the property is accessed via a five bar gate opening to a shingled parking area, turning circle and large timber garage with power and light. The property is set within established grounds which are predominately laid to lawn to the rear and side and complemented by mature trees, plants and shrubs.

About The Area

Framlingham is an attractive market town which is dominated by a Norman Castle which is steeped in history. Framlingham has been described as one of the most attractive market towns in the United Kingdom and was voted the Number 1 place to live in the country by Country Life Magazine in 2006. In 2005 Framlingham was runner up in the contest to find Englands favourite market town. In a recent broadcast, Channel Five's property list programme listed the 10 best places to buy a period property which the United Kingdom, Framlingham came 3rd which is a remarkable achievement when noting that the other contenders were Edinburgh and Bath. Framlingham was once the capital of East Anglia and Mary Tudor is reported to be staying at the 12th Century castle when she became Queen of England. The Town has a host of interesting shops and buildings dating from the 17th, 18th & 19th Centuries, St. Michaels Church dates back to the 15th Century and contains the tomb of the Howards, a powerful family in English history. The Mere at Framlingham has been described as a wet land paradise offering a fascinating wildlife habitat. The Sedge Beds provide a home to hundreds of migrating birds. The Market Hill is at the heart of the village where you will find a mixture of shops and fine architecture. Schools include the highly regarded Framlingham College, Framlingham College Junior School and Thomas Mills High School. The village has to own surgery, library and a selection of clubs included lawn tennis and archery.

Directions

From our Woodbridge Office head North West on the B1079/Church Street towards Market Hill and Shire Hall, turn right at Seckford Street and turn left at the B1079 into Theatre Street and continue to follow the road, bear left into Hasketon Road. There is a roundabout at the end of the road at the junction of Grove Road (A12), take the third exit onto the A12/Grove Road and continue to follow the A12 for approximately six miles passing through one roundabout. Take the B1078 exit towards the B1116, turn left at the B1078. At the roundabout take the second exit onto the B1116 and turn left to saty on the B1116 for approximately five miles. Turn left at the B1116/Well Close Square and continue to follow the B1116. There is a slight left tune at the B1119/Mount Pleasant, continue to follow the B1119. Turn left at New Street just beyond Thomas Mills High School. Walnut Cottage can be found on the left hand side of the right and has a name plaque at the top of the five bar gate.

The property is approached via a shingle driveway leading through the five bar timber gate to the parking area, timber garage and turning circle.

The accommodation with approximate room sizes comprises;

Entrance via a half glazed timber door with double glazed window leading to the Hall.

Hall 13'9 x 5'6

Pamment tiled floor, exposed timbers to walls and ceilings, window to side aspect, radiator, wall light, coat hook, central heating control and electric meter cupboard. Pine panel door with Suffolk latch leading through to:

Sitting Room 13'10 x 12'

Carpet to floor, two double glazed window to front aspect, timbers to walls and ceiling, three wall lights, inglenook fireplace with inset multi fuel stove and brick hearth, what appears to be the reminance of what is believed to be an old bread oven to the side of the fireplace, built-in shelves, radiator with thermostatic radiator valve, aerial point and telephone point. Pine panel door with Suffolk latch leading to:

Snug/Second Reception Room 14'3 x 13'6 reducing to 10'

Carpet to floor, timbers to ceiling, radiator with thermostatic radiator valve, half glazed door to side aspect, timber framed double glazed casement window to front aspect, three twin arm Victorian brass gas lamps, fireplace with inset fire incorporating a hood, telephone point and pine panel door with Suffolk latch leading to ground floor bedroom.

Access via the front hall through passage way leading to;

Dining Room 11'3 x 10'5

Pamment tiled floor, French doors to rear garden, widow to side aspect, radiator, smoke detector, three wall lights, telephone point, pine panel door with inset glass leading to the stairs to the First Floor. Pine panel door with Suffolk latch leading through to the W/C/Ground Floor Bedroom (Bedroom Four) with En-Suite Shower Room.

Kitchen 15'3 x 8'4

Half glazed timber door with double glazed unit leading to the rear garden, Pamment tiled floor, partially vaulted ceiling, Britannia electric range oven with red brick surround and tiled splashbacks (The vendors will be happy to include the Britannia electric range oven in with the sale subject to the price agreed), extractor hood with inset lights, matching range of kitchen units with Irokao hardwood work surfaces and cream painted drawer and door fronts with brass furniture, inset Belfast sink with brass taps above (hand made kitchen built and installed by Jim Baldry), space for dishwasher, two double glazed windows to front aspect, one window to side aspect and a further window to the rear aspect both with secondary double glazing, two ceiling mounted dual spotlights, radiator, breakfast bar with built-in cupboard beneath matching the kitchen units, wall mounted shelve, oil fired boiler concealed within the kitchen units and television point. Passing through the Dining Room, pine panel door leading through to the Ground Floor Bedroom (Bedroom Four) with En-Suite Shower Room and plumbing for the washing machine underneath the stairs.

W/C/Shower Room 6'9 x 6'6

Tiled floor, shower cubicle with Mira sport electric shower, pedestal wash hand basin with tiled splashbacks, close couple W/C, double glazed window to rear aspect and beam above, radiator with thermostatic radiator valve, two wall lights and extractor fan.

Bedroom Four (Ground Floor Bedroom) 12'3 x 9'10

Exposed timbers to ceiling, windows to three aspects (two double glazed and one single glazed), three wall lights, inset shelves, radiator with thermostatic radiator valves and television point.

Stairs to first floor with window to side aspect and pine panelled doors to:

Family Bathroom 11'3 x 10'5

Wood effect Kardean flooring, concealed door leading to airing cupboard, secondary glazed window to side aspect, traditional freestanding claw foot bath, pedestal wash hand basin with tiled splashbacks, close coupled W/C, inset lighting, wall mounted light, extractor fan and radiator with thermostatic radiator valve.

Master Bedroom 10'4 x 10'9

Carpeted floor, secondary glazed with window to front aspect overlooking fields, radiator with thermostatic radiator valve, three walls lights, partially vaulted ceiling, beams to walls, walk-in wardrobe with hanging rail and light, television aerial point.

Bedroom Two 14'2 x 9'9

Carpeted floor, secondary glazed window to front aspect overlooking fields, radiator with thermostatic radiator valve, chimney breast, television aerial point, partially vaulted ceiling, timbers to walls, two wall lights and fitted shelves to wall.

Bedroom Three 13'10 x 7'8

Carpet to floor, secondary glazed window to side aspect, radiator with thermostatic radiator valve, two wall lights, timbers to walls, partially vaulted ceiling and television aerial point.

Outside

The cottage is set within a plot believed to approximately 1 acre (sts). Access to via a five bar gate leading to the shingled driveway, turning circle, parking area and hand made timber garage.

Timber Garage 17'9 x 14'6

Hand made timber garage benefiting from a concrete base, double doors to the front, pedestrian door and window to the side, power and light. The gardens are mainly laid to lawn with flower boarders and a selection of mature trees, flowers and shrubs enclosed by hedges and fencing to the boundaries to the front rear and sides. The cottage garden has apple, plum and pear tress within the grounds. There are two wall lights and an outside tap to the rear of the property and a wall mounted light by the front door operated by a passive infra red sensor. There is a shingle seating area to the side of the property and a raised patio which can be accessed via the French doors leading from the Dining Room.

Council Tax

Band E £1762.85 p.a (Suffolk Coastal District Council (08/09)

Services

We understand from the vendors that mains electricity and water are connected to the property and that there is an oil tank located in the front garden servicing the oil fired boiler. Drainage is via a septic tank.

Fine & Country Estate Agents (and its subsidiaries and their joint Agents where applicable) for themselves and for the vendors or lessors of this property for whom they act, give notice that (I)

these particulars are a general outline only for the guidance of prospective purchasers or tenants, and do not constitute the whole or any part of an offer or contract (II) Fine & Country cannot guarantee the accuracy of any description, dimensions, references to conditions, necessary permissions for use and occupancy and other details contained herein and prospective purchasers or tenants must not rely on them as statements of fact or representations and must satisfy themselves as to their accuracy, (III) No employee of Fine & Country (and its subsidiaries and their joint Agents where applicable) has any authority to make or give any representation or warranty or enter into any contract whatever in relation to the property, (IV) Fine & Country (and its subsidiaries and their joint Agents where applicable) will not be liable in negligence or otherwise, for any loss arising from the use of these particulars and Fine & Country (and its subsidiaries and their joint Agents where applicable) have not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A buyer is advised to obtain verification from their Solicitor, (V) Photographs will only show certain parts of the property and no assumptions should be made in respect of those parts of the property that have not been photographed, items or contents shown in the photographs are not included as part of the sale unless specified otherwise. It should not be assumed the property will remain as shown in the photographs. Photographs have been taken using a wide-angle lens.