Entrance hall, drawing room, dining room, kitchen/dining room, utility area, boot room and cloakroom. Four first floor double bedrooms and family bathroom. Detached double garage with office. Off-road parking. Cottage gardens to front and rear. Outstanding rural views.

Location

Vyne Cottage is located close to St Peter's Church, on the outskirts of the small rural village of Bruisyard, which is situated in the valley of the River Alde. Within 3 miles is Framlingham, which offers a good selection of independent shops and businesses including cafés, restaurants, hairdressers, antique shops, a travel agency and delicatessen. It is also home to the Crown Hotel, Barclays Bank and a Co-operative supermarket. Off the market hill are a number of other businesses providing day-to-day services including pubs, vets, a medical centre and schools. Sir Robert Hitcham's Primary School is highly regarded and Thomas Mills High School is considered one of the best state schools in the East of England. There is also Framlingham College, which is served by its preparatory school, Brandeston Hall, some 5 miles away. The market town of Saxmundham is just over 4 miles away and offers Waitrose and Tesco supermarkets, as well as cafes, businesses and day-to-day shopping facilities. The railway station provides regular train services to London's Liverpool Street Station via Ipswich. The county town of Ipswich is approximately 20 miles from the property. A range of local and national stores can be found here, along with a railway station with direct trains to London scheduled to take just over the hour. The Suffolk Heritage Coast, with popular destinations such as Aldeburgh, Southwold, Orford and Thorpeness, is within the locality. The world famous Snape Maltings Concert Hall provides entertainment all year round and is just 7 miles away. Golfing facilities can be found in nearby Cretingham, and at Aldeburgh, Thorpeness and Woodbridge. The city of Norwich is just over 30 miles to the north.

Description

Vyne Cottage is a charming detached period cottage that had an extension built to the rear in the 1970s. It offers well laid out accommodation over two storeys including a charming entrance hall, drawing room with wood burning stove, dining room with wood burning stove, large farmhouse style kitchen/dining room with four-oven Aga range with electric module, cloakroom, utility room and four double bedrooms with an en-suite shower to bedroom one. In addition, the property benefits from a double detached garage (one half of which has been converted to a home office and WC), mostly sealed unit double-glazing and oil-fired central heating. The property offers outstanding views across undulating countryside to the front.

The Accommodation

The House

Ground Floor

A solid wood front door opens to the

Entrance Hall

Windows flanking the front door, exposed ceiling timbers, wall-mounted lighting, radiators and staircase that rises to the first floor landing. Doors lead off to the cloakroom and

Drawing Room 18'0 x 13'6 (5.49m x 4.11m)

Large windows to front and side with views over the garden and farmland beyond. Redbrick fireplace with oak bressummer over and wood burning stove on a brick hearth. Wall-mounted lighting and radiator.

Dining Room 13'3 x 13'2 (4.04m x 4.01m)

Large windows to front. Exposed ceiling timbers, redbrick inglenook fireplace with oak bressummer over and recessed wood burning stove on a brick herringbone hearth. Wall-mounted lighting. A door leads to the

Utility Area

Window to rear, space and plumbing for washing machine, floor mounted oil-fired boiler and shelving. A door leads into the

Boot Room

Window to rear, door to garden, ceramic tiled flooring, Butler sink and radiator and recessed lighting.

Kitchen 15'10 x 13'2 (4.83m x 4.01m)

Large windows to the front and side with outstanding views. Farmhouse kitchen comprising a matching range of fitted wall, base and display units with rolltop work surface incorporating a one and a half bowl single-drainer sink unit with mixer tap over. Space and plumbing for dishwasher and appliances. Two-oven oil-fired Aga with two-oven electric module to side with tiled splashback. Ceramic tiled flooring and recessed lighting.

Cloakroom

Close coupled WC, vanity basin with cupboard under and tiled splashback, shelved surround, exposed ceiling timbers, window to rear and radiator. The stairs in the entrance hall rise to the

First Floor

Landing

A light open space with windows to rear, radiators and door off to

Bedroom One 16'2 x 12'11 (4.93m x 3.94m)

A large double bedroom with window to front and side. Two double built-in wardrobes with hanging rails and shelving. Door to

En-suite Shower Room

Windows to rear. Built-in shower cubicle with electric shower over, close coupled WC, ceramic tiled flooring, recessed lighting, extractor fan and heated towel radiator. Wall-hung basin with cupboards under, shelf above, and tiled splashback with shaver point, light and mirror above.

Bedroom Two 13'8 x 10'7 (4.17m x 3.23m)

Dormer window to front and window to side. Radiator.

Bedroom Three 14'0 x 11'6 (4.27m x 3.51m)

Dormer window to front, built-in wardrobes with hanging rail and shelving, and built-in airing cupboard with pre-lagged water cylinder and slatted shelving.

Bedroom Four 13'5 x 8'5 (4.10m x 2.57m)

Dormer window to front, access to loft, built-in wardrobe with hanging rail and shelving, and radiator.

Family Bathroom

Dormer window to front. Bath with mixer tap over and shower attachment, low level WC and built-in basin with cupboards under and tiled shelf to side. Part panelled walls, painted floorboards and radiator.

Outside

Vyne Cottage is approached via a driveway that provides off-road parking for several vehicles in front of the detached double garage, which has double opening doors to the front. The first bay has a skylight and window to rear, tiled worktop with sink, power, lighting and access to roof storage. A door from the here leads through to the second garage, which is used as a home office. This has a Velux window to rear, window and personnel door to garden, built-in cupboards, night storage heaters, power and lighting, and door to separate WC. This comprises a low level WC and hand wash basin with window to rear. A pathway leads from the road to the front door, where the gardens are enclosed by hedging and mainly laid to lawn with well stocked shrub and flower borders. A paved terrace on the gable end provides a very private south facing seating area. Steps lead up to the rear garden, which is enclosed by close boarded fencing with an area that is mainly laid to lawn with established shrub and tree borders. A pathway leads across the garden to steps that rise to the detached garage. There is a further terrace with seating area, flower beds and an oil tank, as well as a workshop to the rear of the property with a window to the rear and door to the garden.

Directions

Head east on the A1120 through the village of Dennington and continue for approximately a mile and a half before turning right onto the B1120, signposted Framlingham. After a short time, take the turning on the left towards Bruisyard. Continue down this road and take the turning on the left signposted Buisyard Church. Pass Bruisyard Church on the left and the property will be found after a short distance on the left. For those using the What3Words app: ///private.proper.paces

Viewing

Strictly by appointment with the agent. Please follow current Covid-19 guidelines.

Services

Mains water and electricity. Oil-fired central heating. Private drainage system (whilst it is believed that the septic tank has always worked in a satisfactory matter, it is unlikely to comply with the 2020 regulations and a buyer should budget to install a new sewage treatment plant. This has been taken into account in the guide price).

Council Tax

Band F; £2,749.80 payable per annum 2022/2023.

Local Authority

East Suffolk Council; East Suffolk House, Station Road, Melton, Woodbridge, Suffolk IP12 1RT; [use Contact Agent Button].

Energy Rating

F (full report available from the agent).

NOTES

1.  Every care has been taken with the preparation of these particulars, but complete accuracy cannot be guaranteed.  If there is any point which is of particular importance to you, please obtain professional confirmation.  Alternatively, we will be pleased to check the information for you.  These Particulars do not constitute a contract or part of a contract.  All measurements quoted are approximate.  The Fixtures, Fittings & Appliances have not been tested and, therefore, no guarantee can be given that they are in working order.  Photographs are reproduced for general information and it cannot be inferred that any item shown is included.  No guarantee can be given that any planning permission, listed building consent or building regulations have been applied for or approved.  The agents have not been made aware of any covenants or restrictions that may impact the property, unless stated otherwise.  Any site plans used in the particulars are indicative only and buyers should rely on the Land Registry/transfer plan.

2.  The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 require all Estate Agents to obtain sellers’ and buyers’ identity.

3.  There is an abnormality on the Title which is in the process of being resolved.  Please speak to the agent, Lara Balls, for further information.  

January 2022