Reception hall/boot room, hallway, utility room with WC, dining room, snug, study, kitchen, glazed corridor and modern sitting room. Self-contained principal bedroom with en-suite shower room, four further bedrooms and bathroom.

Modern barn/garage with store above.  Gardens and grounds extending to 0.86 acres.

Location

Larters Farm is located on a small country lane known as Spong Lane, within the parish of Cratfield. It is a particularly pleasant rural setting that has the advantage of only being 3 miles from Laxfield which offers a small Co-op store, pubs and primary school.  Halesworth is just 7 miles and has further shops and services as well as a railway station.  The historic town of Framlingham is just 10 miles and here there is further schooling, shops and its well known 12th century castle.  The Heritage Coast with destinations such as Southwold is 15 miles.  Diss, with direct trains to London, is approximately 15 miles.

Description

The core of Larters Farm is a period, timber framed farmhouse with rendered elevations under a tiled roof.   Various extensions have been added and most recently, an impressive reception hall/boot room has been constructed and also a fabulous, sitting room with a principal bedroom and shower room above.  The house now offers excellent accommodation that not only includes the reception hall/boot room, but a hallway, utility room with WC, dining room with wood burning stove, snug and study/garden room.  Also on the ground floor is the 20’ x 13’ kitchen, a glazed corridor and the modern sitting room which take advantage of views over the garden and adjacent field.   As well as the first floor principal bedroom with en suite, the main house contains four bedrooms and a bathroom.

Externally, there is ample parking and a modern barn with garaging and store/studio above.  The gardens which are fully fenced in all extend to 0.86 acres.    

The Accommodation

The House

Ground Floor

An oak framed porch under a tiled roof leads to the front door that opens to the

Reception Hall/Boot Room  16’4 x 8’ (4.98m x 2.44m)

Wall to wall oak framed windows overlooking the front driveway.  Tiled flooring with underfloor heating.  Fitted cloak cupboard.  Internal windows to the kitchen and a glazed door flanked on once side by a window leading to the

Hallway

Staircase one to the first floor landing.  South facing window.  Fitted cloak cupboard with hanging rail and shelf above.  Tiled flooring.  Radiator.   Doors lead to the kitchen, dining room and

Utility Room

Space and  plumbing for a washing machine and tumble drier.   Work surface and fitted high level cupboards.  WC and hand basin.  Radiator.  Tiled flooring.  East facing window.

Dining Room  14’5 x 12’9 (4.39m x 3.89m)

A dual aspect room with east facing window to the front of the property and glazed doors to the east and west.  Inglenook fireplace with bressummer beam above which is home to a wood burning stove on a brick hearth.  Exposed timbers.  Wall light points.  Radiator.  Tiled flooring.  Shelved alcove.   A door opens to the

Snug  14’5 x 11’ (4.39m x 3.35m)

Exposed timbers. Tiled flooring.  East facing window overlooking the garden.  Radiator.  Double doors open to the

Study  14’5 x 8’7 (4.40m x 2.62m)

A triple aspect study or garden room.  East and west facing windows overlooking the garden and south facing French doors.  Tiled flooring.   Radiator. 

From the hallway, a further door opens to the

Kitchen  20’ x 13’10 (6.10m x 4.22m)

A spacious room with east facing internal window to the reception hall.  North facing window.   Fitted with high and low level wall units with roll edge work surface and one and a half bowl stainless steel sink with drainer and taps above.   Integrated dishwasher, electric oven and microwave.  Four ring halogen hob.  Wood block breakfast bar.  Brick fireplace which is now home to a Stanley range cooker that also serves the central heating and hot water.  Shelved pantry cupboard.  Tiled flooring.  A door opens to a

Link Corridor

Wall to wall south and north facing windows overlooking a courtyard and large patio.  Fitted cupboards and exposed floorboards.   Glazed door opens to the

Sitting Room  24’2 x 13’8 (7.37m x 4.17m)

This newer part of the house is highly impressive and has south facing bi-fold doors opening up to the patio and garden.  West facing windows with views over an adjacent field.  East facing glazed door to the courtyard garden.  Contemporary wood burning stove.  Exposed floorboards with underfloor heating.  Recessed spotlighting.  Recessed projector screen and ceiling mounted projector.   Oak stairs with a north facing window lead to

Bedroom One  15’5 x 13’8 (4.70m x 4.17m)

Forming part of the extension, this fabulous vaulted room has south and west facing windows with lovely views over the garden and adjacent countryside.  High level hatch housing the first of two hot water cylinders.  Fitted wardrobe with hanging rails and shelving.  Radiator.  Recessed spotlighting.   A door opens to an

En-Suite Shower Room

Comprising shower unit, WC, hand wash basin and bidet.    Ladder style chrome towel radiator.  Shaver point.  Tiled walls and tiled flooring with electric underfloor heating.  West facing Velux window with views over farmland. 

The staircase in the ground floor hallway leads up to the

First Floor

Landing

South facing window.  Exposed timbers.  Doors to the bedrooms and bathroom.

Bedroom Two  13’10 x 9’4  (4.22m x 2.84m)

A double bedroom with north facing window.  Hatch to roof space.  Hand wash basin with cupboard below.  Radiator. 

Bedroom Three  10’6 x 10’6 (3.20m x 3.20m)

A single bedroom with exposed timbers and hatch to roof space.   West facing window and Velux windows.  Radiator.   Built-in wardrobe with hanging rail and shelving.  

Bedroom Four  14’5 x 9’9 (4.40m x 2.97m)

A dual aspect walkthrough double bedroom with east and west facing windows to the front and rear of the property.  Exposed floorboards and beams.  Hatch to roof space.  Radiator.   Built-in airing cupboard with a second hot water cylinder and slatted shelving.  Further built-in cupboard with hanging rail and shelving.

Bedroom Five  14’6 x 10’8 (4.42m x 3.25m)

A double bedroom with exposed timbers and south facing window overlooking the rear garden.  Wardrobe with hanging rail.  Radiator.   Wall light points.

From the landing a further door opens to the

Bathroom

Comprising bath, shower, hand wash basin and WC.   Towel radiator.  Shaver point.  East facing window and hatch to roof space.

Outside

The property is approached off a small lane via a five bar gate onto a shingle drive/parking area with space for an ample number of vehicles.  From here, there is access to the modern barn/garage of timber framed construction on a brick plinth under a tiled roof.   To the front are double doors giving access to the garage which measures 21’10 x 12’5.  To one side are French doors and a window and at one end is a staircase leading up to a store/studio that measures 21’10 x 9’ (sloping ceilings).   At each end are windows.  Power and light are connected. 

Beyond the parking area and barn are the gardens.  These are predominantly laid to grass and fully enclosed by fencing and hedging.  To the south and western side of the house is an extensive sandstone patio area that takes full advantage of the sun.  To the northern side of the house is a further area of lawn with a dog kennel and run.  In addition, is a courtyard area abutting the sitting room and glazed corridor.   This is laid with patio and beds.            

Viewing

Strictly by appointment with the agent. 

Services

Mains electricity.  Modern sewage treatment plant.  Oil fired central heating.  Bore hole water (the bore hole and filtration plant are located within the vendors retained property.  The vendor will be responsible for providing a filtered supply to Larters Farm.  The operating and routine maintenance costs will be split equally between the properties with an equal annual payment that will go towards the circa 10 yearly replacement costs of the pump, filter unit and pressure tank.  The estimated first year cost for all including water and electricity for the plant will be £300 with fair future costs being agreed annually.

EPC  Rating

= D (copy available from the agent upon request)

Council Tax

 Band F; £2,841.42 payable per annum 2023/2024

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.

May 2023