Entrance hall, sitting room, 'front room', dining room, kitchen, utility/boot room, pantry and bathroom. Three first floor double bedrooms (one walk-through). Driveway and outbuildings. Gardens and grounds extending to approximately 7.5 acres (3 hectares).

Location Well House can be found along Sandy Lane; an unmade track some 300 metres off the Carlton Road within the village of Kelsale-cum-Carlton. The village benefits from a primary school and a public house, The Poachers Pocket. The popular market town of Saxmundham is just one mile away and offers excellent shopping facilities including Waitrose and Tesco supermarkets, primary and secondary schools, a medical centre and a railway station with connections through to Ipswich and London's Liverpool Street station. The Suffolk Heritage Coast lies within a few miles and boasts the popular centres of Aldeburgh, Thorpeness, Southwold and Walberswick. Snape, home of the Aldeburgh Festival is also within easy reach, as is the RSPB Minsmere Nature Reserve at Dunwich. The historic town of Framlingham lies about 7 miles to the west and the county town of Ipswich lies about 20 miles to the south-west.

Description Well House is a charming, timber framed, thatched cottage that occupies a delightful rural location on the outskirts of the village of Carlton. The property is not listed but is believed to date from the second half of the 15th or early 16th Century and was originally built as three modest gamekeepers' cottages. Over the years Well House has 'merged' into one dwelling, although evidence of the divisions (ie separate staircases) still remain. During the 20th Century the property was operated as a small holding with a commercial orchard. In more recent times the orchards and wooded areas have been left to their own devices, and as such have become somewhat overgrown. Well House now warrants modernising throughout and, with the property not being listed this provides a wonderful opportunity for an incoming purchaser to refurbish and remodel Well House in their own particular style and taste.

Structural Report The Executors commissioned a structural engineer to inspect Well House with particular reference to the eastern most room where some movement was at first suspected. The report concluded that the movement resulted from long-term deflection of floor joists within the central bedroom and the property 'should not be considered unstable or unsafe'. A copy of this report is available on request.

The Accommodation

The House

Ground Floor A wooden panel front door opens into the

Entrance Hall 7'3 x 5'1 (2.22m x 1.57m) With small high level window providing views of the front path and garden. Sloping ceiling and part glazed door off to the

maximum Sitting Room 13'0 x 10'6 (3.96 x 3.2m) With casement window on the rear elevation overlooking the garden. Original front door and staircase rising to the First Floor and former fireplace (now sealed). Exposed brick flooring, exposed ceiling and wall timbers, wall light points and door through to the

‘Front Room’ 13' x 10' (3.96m x 3.05m) With window on the front elevation overlooking the garden. Victorian iron hob fireplace, exposed ceiling and wall timbers and wall light points. Returning to the Entrance Hall a second door provides access to the

Utility/Boot Room 7'6 x 4'9 (2.3m x 1.47m) With low level window with views to the garden, sloping ceiling, exposed brick flooring, shelved recess and opening through to the

Pantry 7'7 x 4'10 (2.32m x 1.48m) Also with low level window providing some degree of light. Range of fitted shelving, sloping ceiling and exposed brick flooring. From the Entrance Hall a third door opens to the

Kitchen 10'3 x 7' (3.12m x 2.13m) With windows overlooking the front garden and fitted with a range of cupboard and drawer units with worksurface over incorporating a stainless steel sink with drainer and mixer tap. Freestanding gas (LPG) cooker. Recess and plumbing for washing machine. Note: We are informed that there may be a bread oven concealed behind the rear panel wall of the kitchen. Sloping ceiling and door through to the

Dining Room 13'6 x 12' (4.11m x 3.66m) With windows on the front and rear elevations providing a good amount of light. Secondary staircase rising to the First Floor and exposed brick fireplace (not tested). Exposed ceiling and wall timbers, built-in shelved cupboard and separate display cabinet, wall light points and door to

Side Lobby 6'10 x 2'8 (2.09m x 0.83m) With window on the gable elevation. Access to roof space, that we are advised was originally another room serving the property and that now houses the water tank, and door to

Bathroom 8'4 x 5'10 (2.56m x 1.8m) With suite comprising panelled bath in tiled surround, pedestal wash basin and WC. Wall mounted convector heater. Door to Airing Cupboard. The staircase from the Sitting Room rises to the

First Floor

Bedroom One 13'0 x 13'0 (3.96m x 3.96m) maximum With window on the rear elevation overlooking the garden. Vaulted ceiling with exposed roof truss elements. Exposed wall timbers. Connecting door, beside the chimney stack, to Bedroom Three and door to

Bedroom Two 13' x 11' (3.96m x 3.356m) maximum Another good size bedroom with window on the gable elevation providing a good degree of light. Vaulted ceiling with exposed roof truss elements. Returning to the Dining Room a door opens onto a secondary staircase that rises to

Bedroom Three 17'2 x 13'2 (5.23m x 4.01m) A good size double bedroom with dormer window on the rear elevation overlooking the garden. Exposed wall timbers, roof ties and roof truss elements. Connecting access, beside the chimney stack, to Bedroom One.

Outside Well House occupies a delightful rural location and is set some 300 metres away from the public highway approached via Sandy Lane, a track that leads up to a parking and turning area laid to hardstanding. A gate beside the parking area opens onto the gardens. Immediately surrounding the house are the formal gardens. These are predominantly laid to grass, and partly enclosed within established hedging and fencing and interspersed with a variety of established flowers and shrubs. Just beside the entrance to Well House is The Old Washhouse, 11'6 x 9'1 (3.52m x 2.78m), of brick and timber frame construction under a pitched pantile roof and incorporating a former fireplace. Beside The Old Washhouse is a more modern timber frame lean-to building that provides a covered storage area. The gardens continue to the north. We understand that this part of the garden was previously utilised as a vegetable/fruit patch, and there are still a number of established gooseberry bushes remaining. There are also two dilapidated greenhouses and a timber frame storage shed. There is also a former well that is covered over, and which previously provided water to the property (not inspected). To the very rear of the garden is a pair of side hung gates that provide a second vehicular access if required. Beyond the immediate gardens and grounds is the former meadow with small orchard that formed part of the original grounds serving Well House. To the west and south of Well House are the former commercial orchard areas, that were acquired at a later date - known as Well Field and Pillar Field respectively.  Whilst a number of apple trees remain, the majority of the grounds have been unattended for many years and are now extremely overgrown and include a number of specimen and self-seeded trees.  To the very west is the A12 trunk road, and within that frontage of the former orchard area there is a historic vehicular access for agricultural machinery, etc., and thus potentially providing another access to the property if required, subject to the necessary consents. In all, the gardens and grounds extend to nearly 7.5 acres (3 hectares).

NOTE: We are advised that the property owns the driveway for the length of the property 'frontage' and there is a footpath running up the driveway and also along the northern boundary alongside the stream.

Viewing Strictly by appointment with the agent. Please adhere to current Covid guidelines.

Services Mains water and electricity. Private drainage system.

EPC Rating = G

Council Tax Band E; £2,344.21 payable per annum 2022/2023

Local Authority East Suffolk Council; East Suffolk House, Station Road, Melton, Woodbridge, Suffolk IP12 1RT; Tel: [use Contact Agent Button]

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 or 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. The septic tank is unlikely to comply with the new regulations and therefore a buyer should budget to install a new system. This has been taken into account in the guide price). September 2022