Entrance hall, kitchen/dining room, cloakroom and large sitting room.  Two first floor bedrooms and family bathroom.  Second floor principal bedroom with en-suite shower room.  Enclosed rear garden.  Single garage en bloc to rear and off-road parking.  

Location

The property is located within walking distance of all that Framlingham has to offer, including its medieval castle.  This popular and historic town offers a variety of shops, businesses and cafes, including a Co-operative supermarket.  The town also boasts a wide range of pubs and restaurants, as well as a doctors surgery, veterinary practice, pharmacy, library and Barclays bank.  There are also excellent schools in both the state and private sectors.

The town of Woodbridge, lying on the banks of the River Deben, is about 15 miles to the south and offers a further choice of shopping and schooling facilities, as well as recreational pursuits including sailing on the River Deben, golfing and excellent walks.  The Heritage Coast at Aldeburgh is about 15 miles to the east and offers a further choice of recreational facilities.  The county town of Ipswich, about 20 miles, benefits from railway links to London’s Liverpool Street station which take just over the hour.

Directions

From Clarke and Simpson’s office in Well Close Square, head along Station Road and then turn left onto Fore Street.  Proceed up the hill and turn right onto Fairfield Road.  Proceed along Fairfield Road, turning left onto Coopers Close and taking the first right hand turn into Baines Way.  Continue along Baines Way where the property can be found towards the very end on the left hand side.  For those using the What3Words app: ///vibrates.fidgeted.swanky

Description

25 Baines Way is a three bedroom, modern, mid-terraced town house that was completed in December 2020.   It is being sold with the remainder of its ten year NHBC warranty.  The property has rendered elevations under a pitched tiled roof with enclosed garden to rear and single garage en bloc.  The property is exceptionally well presented throughout.  It offers well laid out accommodation over three floors including entrance hall, kitchen/dining room, downstairs cloakroom, sitting room, two good-sized bedrooms on the first floor and a family bathroom.  On the second floor is the principal bedroom with en-suite shower room.  The property benefits from UPVC double-glazing throughout and gas-fired central heating.  The rear garden has been landscaped during the current vendor’s tenure, and there is gated access to the garage to the rear.    

The Accommodation

A partially glazed front door provides access to the 

Entrance Hall

Stairs to the first floor landing with understairs recess and cupboard. Ceramic tiled floor. Radiator.  Doors lead off to the sitting room, cloakroom and 

Kitchen/Dining Room  11’2 x 10’ (3.40m x 3.05m)

Window to the front of the property.  Matching range of fitted wall and base units with roll edge work surface incorporating a one and a half bowl stainless steel single drainer sink unit with tiled splashback.  Four-ring gas hob with high-level oven and grill to side.  Extractor fan above.  Integrated dishwasher, fridge freezer and washing machine.  Ceramic tiled floor.  Wall-mounted gas-fired boiler. Radiator.   

From the hallway, a door opens to the 

Cloak Room

With WC, hand wash basin, tiled flooring and part tiled walls.  Wall-to-wall fitted mirror.  Chrome towel radiator and extractor fan.

A further door from the entrance hall opens to the  

Sitting Room  15’8 x 12’ (4.78m x 3.66m)

A spacious room with French doors flanked on both sides by windows opening up to the rear patio and gardens.  Radiator.    

The stairs in the ground floor hallway rise to the    

First Floor

Landing

Radiator.  Doors lead off to the bedrooms and bathroom. 

Bedroom Two  15’8 11’ (4.78m x 3.35m)

A good-sized double bedroom with windows to the rear of the property.  Radiator.  Wall to wall, built-in mirror-fronted wardrobes with hanging rails and shelf above.  

Bedroom Three  9’6 x 8’5 (2.90m x 2.57m)

A good-sized single room with window to the front of the property.  Radiator.

Bathroom

Comprising bath with shower above and glazed screen, WC, hand wash basin, part tiled walls, chrome towel radiator, wall-to-wall fitted mirror and extractor fan.  

From the main landing a door leads to the inner landing, which has a window to front and stairs leading to the 

Second Floor

Bedroom One  17’3 x 12’5 (5.26m x 3.78m)

A large double bedroom with dormer window to front and Velux window to rear.   Wall lights points.  Radiator.  Wall-to-wall fitted wardrobes with hanging rails, shelving and sliding doors to the front, with partly mirrored front.  A door opens to an 

En-Suite Shower Room

Window to rear. Comprising shower unit with tiled surround, WC, hand wash basin with tiled splashback, chrome towel radiator and extractor fan.

Outside

The property is approached from the highway via a shared paved driveway that leads to the garage immediately behind the property, with a parking space to the front of it.  The garage has been converted with a storage area to the front and a gym at the rear.  Power and  light are connected.  A gate at the bottom of the garden provides access to the rear garden, which is enclosed by close boarded fencing and has been landscaped with two paved patio areas — one abutting the house itself.  There is an area of lawn with raised beds to the side.  In addition is power and outdoor lighting, as well as an outside tap. 

Viewing  

Strictly by appointment with the agent.  

Services  

Mains water, electricity, gas and drainage.    

Service Charge  

The payment over the last 12 months was circa £200.  This covers the cost of maintenance of the communal areas, the insurance and administration.        

EPC Rating  

B (copy available from the agents upon request). 

Council Tax  

Band C; £1,822.46 payable per annum 2023/2024.

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.

July 2023