A rare chance to buy a Suffolk farmhouse and its associated unspoilt buildings.  House - drawing room, dining room, kitchen, scullery, conservatory and cloakroom.  Four first floor bedrooms, bathroom and cloakroom.    Yard and buildings - attractive range of historic timber brick and flint barns, 43’ x 27’ foot Dutch barn, former pig building of 43’ x 22’, additional lean-tos and Nissen huts.  Land - bordering a tributary of the river Blyth with gardens, orchard, marshland, former sandpit and undulating grassland that is ideal for equine, livestock or camping use. 

Location

Brook Farm is situated in an outstanding rural yet not isolated position within the parish of Wenhaston. It has the benefit of feeling completely rural yet at the same time is minutes from the A12 and popular destinations such as Southwold (6 miles) and Walberswick (4.5 miles). The village of Wenhaston is well served with a public house, village hall with post office, shop, primary school and numerous clubs and organisations.  Just 4.5 miles from the property is the historic market town of Halesworth. This offers a wide variety of independent shops, public houses, restaurants, doctors, vets and a supermarket. It has a thriving centre of arts of the community called The New Cut, which is used as a theatre and cinema, as well as for exhibitions and workshops. There are railway stations at Halesworth and Darsham (4.5 miles) with services to London's Liverpool Street station via Ipswich.  Also at Darsham is the popular Two Magpies Bakery.  Aldeburgh is 13 miles from the property, with Snape Maltings being 13 miles.

Description

Brook Farm is a particularly special property that offers a buyer a multitude of opportunities.  It has not been on the market for circa 65 years.  Not only is there the farmhouse, the attractive, undulating grassland and meadows, but also an excellent range of buildings that have scope for alternative uses.  The farmhouse, which is of brick and timber framed construction under a tiled roof is Grade II Listed and has a 19th Century brick façade with earlier core.   Whilst it is envisaged that some buyers may move straight into the dwelling, others will wish to undertake a significant sympathetic refurbishment programme.  Adjacent to the house and gardens are the range of attractive, historic and more modern buildings.  The main historic barn is a fine example of a Suffolk timber framed building dating from the 18th Century.  Whilst it is not individually listed in its own right and is in a complete unaltered condition,  it is an important structure.  The more modern buildings are ideal for livestock and equestrian use with the adjoining light land also being ideal for this use.  In addition, is marshland that lies adjacent to a tributary of the river Blyth.  There is also an idyllic former sandpit enclosed by mature trees.  In all, the grounds extend to  12 .5 acres.           

The Accommodation

The House

A front door with window above provides access to the

Front Hallway

Principal staircase one to the first floor landing with understairs cupboard.  Radiator. Door to the dining room and further door to the

Drawing Room 25’ x 14’ (7.62m x 4.27m)

North-east facing sash window to the front of the property.  Cast iron fireplace with timber surround.  Radiators.  Door to the dining room and glazed door leading to

Conservatory

A basic structure of timber frame on a brick plinth under a polycarbonate roof.  Windows overlooking the rear garden, meadows beyond and buildings.  Door to the exterior and further door to a

Cloakroom

WC and hand wash basin.  Polycarbonate roof.

Dining Room  15’10 x 14’ (4.83m x 4.27m)

Open brick fireplace with beam above, flanked on one side by a fitted cupboard.  North-east and south-west  facing sash windows to the front and rear of the property with lovely views of the garden and meadows beyond.  Radiators.  Door to the hallway and further door to the

Kitchen  16’ x 14’7 (4.88m x 4.44m)

Fitted with high and low level wall units with double oven, hob, double sink with mixer taps above.  Plumbing for a dishwasher and washing machine.  Oil fired Rayburn stove that also serves the hot water system and oil fired boiler serving the central heating system.  North-west facing windows to the side of the property with lovely garden views to the orchard.  Exposed timbers.  Secondary staircase to the first floor.  A door opens to the

Scullery  14’4 x 10’8 (4.37m x 3.25m)

Exposed timbers.  North-east facing window to the front of the property and stable style door to the exterior.  Low level wall units with space and plumbing for a washing machine.  Roll edge work surface with stainless steel sink with drainer and mixer taps above.

The principal staircase from the ground floor front hallway lead to 

First Floor

Front Landing

North-east facing sash window to the front of the property.  Radiator.  Doors to three bedrooms.

Bedroom One

North-east facing sash window to the front of the property.  Radiator.  Hand wash basin with cupboard below.  Shower unit and door to a cloakroom with WC and south-west facing window.

Bedroom Two  9’4 x 8’ (2.85m x 2.44m)

A single bedroom with south-west facing window with lovely views over the grounds.  Hand wash basin with cupboard below. 

Bedroom Three  16’ x 14’ (4.88m x 4.27m)

A double bedroom with north-east facing sash window to the front of the property.  Radiator.  Built-in wardrobe with hanging rail and shelving.  Exposed floorboards. A door opens to

Bedroom Four  14’7 x 10’8 (4.44m x 3.25m)

A double bedroom with north-east facing window to the front of the property.  Radiator.  Exposed timbers.

A door opens to the

Bathroom

Comprising bath, bidet, WC and hand wash basin with cupboards below.  Radiator.   North-west facing window to the side of the property.  A door opens to an

Outside

The Garden

The more formal walled gardens lie to the rear being south-west and north-west.  There is a designated drive for the dwelling and beyond this lawn, trees and kitchen garden. This leads to the river. 

Yard/Buildings 

The main drive which has a five bar gate leading to shingle parking and provides access for the house, range of barns and the land.  Adjacent  to the yard are the historic and  unspoilt range of timber, brick and flint buildings under pan tile and a corrugated tin roof.  The floorplan within the particulars shows the indicative layout and measurements.  It is envisaged that East Suffolk Council may look favourably on a buyer converting this to an alternative use, potentially for residential use.  Please note that the seller’s, nor their agent, have investigated this.  The property is not sold with an overage clause.  Beyond the historic range of buildings is a Dutch barn of block construction with asbestos cladding and roof.  This is open fronted and measures approximately 43’ x 27’.  Adjacent to this is a former pig  building with stalls that some may use as stables.  This measures 43’ x 22’.   To the rear of this is a field shelter and beyond are two dilapidated Nissen huts with asbestos roofs

The Land     

Beyond the gardens, yard and buildings is the land.  There is a most attractive and secluded former sandpit that is full of spring flowers and mature trees.  This makes an ideal area for glamping and alike.  There is also an area of marshland of approximately 2 acres which has in the past been used as a campsite, and this area is orchid rich in spring.  The majority of the land is undulating and is laid to grass.  This area extends to approximately 8.5 acres with the grounds in total extending to approximately 12.5 acres.                   

Viewing

Strictly by appointment with the agent. 

Services

Mains water, sewage and electricity.  Oil fired central heating. 

EPC 

Rating = G (copy available from the agents upon request)

Council Tax

Band E; £2,346.78 payable per annum 2022/2023

Local Authority

East Suffolk Council; East Suffolk House, Station Road, Melton, Woodbridge, Suffolk IP12 1RT; [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. This is a probate sale and probate has been granted.  One of the Executors is a consultant at Clarke and Simpson.

4. There is a sewage works to the south-west of the property.  An underground sewer pipe runs through the marshland and yard to serve other properties in the village.  It is not inspected on a regular basis but the sewage works have a right to undertake any repair works or renewal.

5.  There is a  water reservoir with rights to draw from the river, to the south-west of the property.  They have an underground pipe running through the land being sold.  The pipe does not require regular inspections but there is a right for inspection/repair and renewal.  There is also a right to access/repair the weir that is situated adjacent to the river/marshes.

6.  A footpath runs through the property.  The definitive footpath plan shows the path running immediately to the north-west of the house and then through the marshland.  However, the footpath sign indicates that it runs to the south-east of the house and through the yard and then through the marshland.   Two of the Executors, who have known the property well for 50 years, believe that it is has always, during their time, been to the south-east of the house and they are not aware of anyone walking to the north-west of the dwelling.   The agents can provide a plan showing the route of the definitive footpath and the route ’on the ground’.  March 2023