Hemp Barn - Kitchen/breakfast room, sitting/dining room, drawing room, utility room and cloakroom.  Three first floor bedrooms and bathroom.  Attic bedroom.

Cart Shed Annexe - 20’11 x 19’8 reception room, kitchenette, shower room and mezzanine room.   Tool Shed Annexe - double bedroom and shower room. 

Mature and attractive gardens extending to 0.75 acres with ample off road parking.   Large pond and summerhouse.

Location

Hemp Barn is located along Vicarage Road and is the last dwelling before countryside.  Laxfield, which is situated just 7 miles north of the historic market town of Framlingham, is one of the most popular villages in the area with its two public houses, The Royal Oak and The King's Head, known locally as The Low House. There is a well regarded primary school and pre-school, as well as a Co-op village shop and Post Office, museum and hardware store. There is also a cricket team, bowls and football clubs and a well supported village hall hosting numerous functions and clubs. The town of Framlingham offers an excellent range of shopping and recreational facilities as well as good schools in both the state and private sectors. The Heritage Coast lies about 15 miles to the east, with Ipswich and Norwich both within about 25 miles. Diss mainline station with direct rail services to London's Liverpool Street station is within about 14 miles.

Description

Hemp Barn along with its grounds and excellent annexes, is a particularly special property.  It is ideal for a family or those requiring additional external living accommodation which could include dependent family members or those working from home.  The main barn itself is reputed to be one of the oldest buildings in the village and it is understood to have been the Medieval Rectory of Laxfield, beginning its life in the 14th Century.   It was converted in the 1980s using reclaimed materials and many of the fine period features were preserved.  It has the advantage of not being listed. It offers well laid out accommodation which includes a sitting/dining room, drawing room, kitchen/breakfast room, utility room and cloakroom.   On the first floor are two double bedrooms, a single bedroom and a bathroom.   There is also a single attic bedroom.     Adjacent to the house is the Cart Shed Annexe which has a Dutch style and as the name would suggest was previously a cartlodge.  This has been impressively converted as a studio in a contemporary style and has a large reception room, kitchenette, shower room and first floor mezzanine room.   In addition, is a former tool shed, converted into a further annexe, the Tool Shed Annexe.  This has a bedroom and a shower room.  It could have a multitude of uses such as gym or office. 

The grounds extend to approximately 0.75 acres and include a large pond.  In addition there is a summerhouse which is ideal as an office.   There is direct access to the village playing fields. 

The Accommodation

The Barn

Ground Floor

A main door located to the rear of the dwelling opens to a

Utility Room

With low level wall units with wood block work surface.  Fitted cupboards with shelving.  Brick flooring.  South facing window.  Hatch to roof space.  Recessed spotlighting.  Electric heater.  A door opens to a kitchen/breakfast room and a further door opens to the downstairs

Cloakroom

High level WC and hand wash basin.   Brick flooring.  West facing windows with obscured glazing.

Kitchen/Breakfast Room  18’ x 13’ (5.49m x 3.96m)

Fitted with a bespoke range of high and low level wall units with granite work surface and inset butler sink with mixer taps above and drinking water tap.  Pantry unit. Integrated freezer.  Space and plumbing for a slimline dishwasher and fridge freezer.  Integrated electric oven and oil fired Rayburn stove which serves the central heating in the barn.   Pamment tiled flooring.  Exposed timbers and part vaulted ceiling.  North and south facing windows to the front and rear of the property.  Spotlighting.  A door opens to the

Sitting/Dining Room  22’ x 19’ (6.71m x 5.79m)

An impressive triple aspect room with north and east facing windows to the front and side of the property and west facing French doors opening up to a patio and the garden.   Feature fireplace with glass fronted wood burning stove with wood store to one side.  Stairs to the first floor landing.  Exposed timbers.   Pamment tiled flooring.  Radiators.  Fitted shelving.  A door opens to the 

Drawing Room  19’ x 12’ (5.79m x 3.66m)

A dual aspect room with south and west facing windows.   Exposed timbers and floorboards.  Wall light points.  Radiator.   Fitted shelving. 

The stairs in the sitting/dining room lead to the

First Floor

Landing

Exposed timbers.  West facing window with views over the garden and annexes.  Built in wardrobe.  Exposed floorboards.  Ladder style stairs to the attic room.  Doors lead off to the three bedrooms and bathroom.

Bedroom One  19’ x 10’3 (5.79m x 3.12m)

A double bedroom with south facing window overlooking part of the garden and the fields beyond.   Exposed beams and floorboards.  Cast iron fireplace with timber surround.  Radiator.  

Bedroom Two  11’6 x 10’3 (3.50m x 3.12m)

A double bedroom with east facing Velux window.  Exposed timbers and floorboards.  Built-in wardrobes.  Radiator. 

Bathroom

Comprising bath, WC, hand wash basin and shower unit.  Towel radiator.  North facing window.  Tiled flooring.  Part tiled walls.  Built-in cupboards with shelving and pull out drawers.  Fitted mirror and shaver point. 

Bedroom Three  13’ x 8’ (3.95m x 2.44m)

A single bedroom with north facing window.  Exposed timbers and floorboards.  Radiator.

Ladder style stairs in the first floor landing lead to an attic landing that includes a plastered chimney breast with crest.   An opening leads to the

Attic Bedroom  10’ x 10’ (3.05m x 3.05m)

Ideal for a child.  Sloping ceilings and a south facing window.  Fitted single bed.

From the attic landing there is low level hatch to an attic store which is home to a modern hot water cylinder, pressurising tank and the cold water tank.    

Cart Shed Annexe

Glazed doors to the front provide access to the

Studio Room  20’11 x 19’8 (6.38m x 5.99m)

A contemporary room with high ceilings and a mezzanine floor.  Fitted with tiled flooring and fitted shelving.  Wall to wall north facing windows with further east facing window and high level west facing window.  Radiators.  There are stairs to the mezzanine room, a door to the shower room and an opening to the

Kitchenette 

High level wall unit.  Work surface with stainless steel sink and fridge below.  Corner window to the north and west overlooking the garden.   Spotlighting.          

Shower Room

Corner window to the south and west.  Hand wash basin.  Radiator.   Door to a shower room with WC, shower unit and west facing window.

Mezzanine Room  18’ x 12’6 (5.49m x 3.81m)

East facing windows overlooking the garden.  Hatch to roof space.  Recessed spotlighting.  Radiator. 

To the rear of the building is a log store and a boiler shed housing an oil fired boiler serving the Cart Shed Annexe. 

Tool Shed Annexe 

A door opens to a large, contemporary bedroom.  There are windows to the north, east, south and west with views of the garden and pond.  Pamment tiled flooring.  Electric heaters.  Fitted shelving.   Towel radiator.   A sliding door opens to a

Wet Room

Predominantly tiled and comprising WC, hand wash basin and shower.  Fitted shelving.   Recessed spotlighting.  South facing Velux window. 

To the side of the building is the garden tool shed.

Outside

The property is approached from the road via a tarmacked drive leading to a shingle parking area for a number of vehicles.   Adjacent to this is the Barn itself and a large area of decking.   Immediately to the rear of the barn which is south and west, there is a brick patio with barbecue area and lawn with mature trees and shrubs. 

A pergola adjacent to the parking area leads to a shingle seating area for the Cart Shed Annexe.  The main gardens lie to the west of the Barn and whilst predominantly lawn, are interspersed with trees and there is also a large pond that has two pontoons.  At the far end is a summerhouse known as the Millennium Hut which is shingle clad and has power connected.  It makes an ideal studio/office with views over the garden.   In all, the grounds extend to approximately 0.75 acres.  There is a private gate leading onto the village playing field.        

Viewing

trictly by appointment with the agent. 

Services

Mains electricity and water.  Modern sewage treatment plant.   Oil fired central heating system served by the Rayburn in the Barn.  Separate oil fired boiler serving the central heating on the Cart Shed Annexe.  Electric heating in the Tool Shed Annexe.  External electric points located around the garden.  Photovoltaic cells providing an income.    

EPC

 Rating = E (Copy available from the agents upon request)

Council Tax

Band F; £2,842.26 payable per annum 2022/2023

Local Authority

Mid Suffolk District Council, Endeavour House, 8 Russell Rd, Ipswich IP1 2BX; [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.  It is understood that there is a covenant on the property whereby another dwelling cannot be constructed upon it.

February 2023