A substantial seven bedroom Hall that has been used for dual family occupation.  South Wing - reception hall, drawing room, sitting room, dining room, kitchen, utility room, cloakroom and scullery.  Four bedrooms, en-suite shower room, bathroom and cloakroom. Linking via ground and first floor to the North Wing - study, sitting room, dining room, kitchen, utility room and cloakroom.  Three bedrooms, en-suite shower room and bathroom. Historic and more modern farm buildings with scope for alternative uses.  Grassland, woodland and arable land all within an AONB, extending to 76.34 acres.   

Location
Braham Hall is situated in a wonderful, stand alone position, along a 200 metre private drive.  It is completely surrounded by  its own ring fenced land.  Whilst having superb privacy, it has the huge advantage of being one mile from Manningtree railway station which has swift services to London’s Liverpool Street station.  Whilst the property has an Essex postal address, it is actually located in Suffolk.  It lies within walking distance of the river Stour and Brantham that has pubs and  a Co-op supermarket. There is also Constable Park which offers kayak and paddle boat hire and has a café.   Manningtree offers further day to day shops and services and East Bergholt is approximately 3 miles.  The property is also conveniently located close to the A12 trunk road.  Within the area are highly regarded state and private schools including East Bergholt High School,  Ipswich High School, Ipswich School and Orwell Park.

Description
The Hall is a Grade II listed, substantial dwelling with the original core believed to date from the 16th Century or earlier.  It is of timber framed construction with a Victorian wing. Much of the house has a most appealing Suffolk brick façade.  The front of the dwelling has a slate roof with the rear being peg tile.   Until recently, the property was used for dual family occupation with the newer, South Wing, having impressive principal rooms with some ceilings of approximately 9 ft.  The North Wing, being the older part of the dwelling, again has impressive rooms and has been modernised in recent times.   It is anticipated that an incoming purchaser will wish to sympathetically renovate/modernise much of the house.  A building survey has been commissioned by the vendor and this is available to view.                

Outside, the Hall lies next to the farmstead where there are a multitude of buildings including an attractive range of historic barns and more modern buildings that have been/are used for agricultural purposes.  Beyond this is the land that comprises meadows, woodland and arable land.  In all, the grounds extend to 76.34 acres.         

Method of Sale

The property is offered for sale freehold with vacant possession by Private Treaty with the intention of achieving exchange of contracts within eight weeks.  Completion is to be agreed at the point of agreeing a sale but it is anticipated that the Vendors will require at least two months between exchange and completion.   We suggest that the purchaser uses a solicitor with agricultural conveyancing experience and we would be happy to make a recommendation.    

The Accommodation

South Wing

Ground Floor
A porch with front door opens to the 

Reception Hall
Stairs to the first floor landing.  Doors to the study, drawing room, sitting room and inner hallway.  Night storage heater.  

Drawing Room  22’ x 14’2 (6.71m x 4.32m)
East facing bay window with sashes.  South facing bay window with views over the adjacent fields.  Fireplace with timber surround.  Wall light points.  Night storage heater.

Sitting Room  18’5 x 17’ (5.61m x 5.18m)
A well proportioned dual aspect room with east and south facing sash windows with views over the gardens and land.  Tiled fireplace with timber surround.  Exposed floorboards.

Inner Hallway  
Understairs cupboards.  Door to the North Wing, kitchen and dining room.  Radiator served by the Rayburn in the kitchen.  

Dining Room  16’ x 14’ (4.88m x 4.27m)
South facing sash window with secondary glazing.  Radiator served by the Rayburn in the kitchen.  Brick fireplace with wood burning stove. 

Kitchen  13’5 x 12’2 (4.09m x 3.71m)
Oil fired Rayburn stove.  West facing sash window with views over the garden.  Fitted with a basic range of high and low level wall units with space and plumbing for a fridge and slimline dishwasher.  Electric oven.  Roll edge work surface with one and half bowl stainless steel sink with drainer, mixer taps above and drinking water tap.  Door to the rear hallway and further door to the 

Utility Room  
Space and plumbing for a washing machine and tumble drier.  Stainless steel sink with drainer and taps above and cupboards below.  South facing window.  Fitted shelving.  A door opens to a 

Cloak Room
WC and hand wash basin.  South facing window with obscured glazing.

Rear Hallway
West facing window overlooking the rear garden.  Door to the exterior.  Tiled flooring.   A further door opens to a

Scullery/Cellar  17’7 x 11’4 (5.36m x 3.45m)
Brick flooring.  North facing window.  Store cupboard.  

From the inner hallway a door opens to the 

North Wing
Study  
West facing window to the rear of the property.  Cupboard which is home to the electricity circuit and three meters for the South Wing, North Wing and the range of buildings.  Underfloor heating.  A door from the study returns to the South Wing reception hall and a further door to the North Wing.

Sitting Room  17’6 x 16’8 (5.33m x 5.08m)
This is the oldest part of the house and has exposed timbers and an inglenook fireplace with wood burning stove.  Door to the exterior.  East facing sash window to the front of the property and west facing window to the rear.  Underfloor heating.  A door leads to a hallway and a further door leads to an inner lobby where doors lead to the North Wing kitchen, dining room and cloakroom.

Dining Room  20’7 x 10’6 (6.27m x 3.20m)
East facing window to the front of the property.  Brick fireplace which is home to a historic range cooker.   Exposed timbers.  Underfloor heating.

Cloakroom
Comprising WC and hand wash basin.  Internal stained glass window to the kitchen.  Underfloor heating. 

Kitchen  15’ x 14’ (4.57m x 4.27m)
Fitted with a bespoke range of high and low level wall units with space and plumbing for a dishwasher, a fridge freezer and range cooker.   Work surface with one and half bowl stainless steel sink with drainer and mixer taps above and drinking water tap.  Tiled flooring with underfloor heating.  Spotlighting.  Hatch to roof space.  A door opens to the hallway and a further door opens to the 

Utility Room  13’9 x 10’5 (4.19m x 3.17m)
Low level wall units and space and  plumbing for a washing machine.  Space for fridges and freezers.  Roll edge timber effect work surface with stainless steel sink with drainer and mixer taps above.  Tiled flooring.  North facing window.  Oil fired boiler serving the ground floor underfloor heating and the first floor radiators in the North Wing.  Built-in cupboard housing a modern hot water cylinder with pressurising tank.  Underfloor heating.    

Hallway
Brick flooring in herringbone style.  Door to the exterior.  Staircase to the North Wing first floor accommodation.

The principal staircase in the South Wing reception hall rises to the 

First Floor
Landing
West facing window to the rear of the property.  Exposed timbers.  Night storage heater.  Doors lead off to a storage cupboard, the North Wing first floor accommodation, and the South Wing bedrooms and bathroom.

Bedroom One  14’ x 10’5 (4.27m x 3.17m)
A double bedroom with east facing sash windows to the front of the property.  Night storage heater.  Exposed timbers.

Bedroom Two  21 x 12’9 (6.40m x 3.89m)
A dual aspect double bedroom with east and south facing sash windows with views over Braham Hall’s farmland and towards the river Stour and Manningtree.  Night storage heater.  Built-in wardrobe.

Bedroom Three  17’7 x 16’ (5.36m x 4.88m)
A double bedroom with south facing sash window with far reaching views.  Wall to wall fitted wardrobes and cupboards.   Cast iron fireplace with surround.  Fitted dressing table.  Radiator served by the Rayburn in the kitchen.  A door opens to an
En-Suite Shower Room
Comprising electric shower, WC and hand wash basin.  Electric towel radiator.  

Bathroom
A spacious room with east facing window overlooking the rear garden.  Comprising bath, bidet and hand wash basin.  Night storage heater.   From the landing, a further door opens to a 

Cloak Room
Sub-divided into two sections, the first with a fitted airing cupboard with lagged hot water cylinder and slatted shelving.   Hand wash basin and night storage heater.   There is a door to the cloakroom with WC and west facing window to the rear of the property.

Bedroom Four   16’ x 14’5 (4.88m x 4.39m)
A dual aspect double bedroom with east and south facing sash windows to the front with views over the barns and land.  Cast iron fireplace with surround.  Hatch to roof space.  Night storage heater.  

From the landing a further door opens to the North Wing 

Landing
West facing window to the rear of the property.  Radiator.  Staircase down to the North Wing hallway.  Doors lead to the bedrooms and bathroom.

Bedroom Five  13’ x 11’6 (3.96m x 3.51m)
A double bedroom with east facing window with views over the front of the property and barns.  Radiator.  Walk in wardrobe with hanging rails, shelving and fireplace. 

En-Suite Shower Room
Comprising shower, WC and hand wash basin.  Towel radiator.  

Bedroom Six  19’ x 8’ (5.79m x 2.44m)
A dual aspect double bedroom with north and east facing windows to the front and side of the property overlooking the buildings, pond and farmland.  Fitted wardrobes, dressing table and shelving.  

Bedroom Seven  9’2 x 8’2 (2.79m x 2.49m)
A single bedroom with north facing window to the side of the property.  Radiator.  

Bathroom
Comprising bath with shower above, WC and hand wash basin.  West facing window to the rear of the property.  Towel radiator.                

Gardens and Grounds 
The house is beautifully positioned away from the village and road, and access is via a long drive which leads to the buildings and Hall itself.  This is a wonderful ring fenced property with the dwelling sitting centrally within its grounds.   The immediate gardens are predominantly laid to lawn with shrubs and trees.  Adjacent is a farmyard with a historic and more modern range of buildings and also a substantial pond.  Adjacent to this is a moated old chapel site which has an attractive range of trees and spring flowers.  Whilst not listed as such, it is encouraged to be maintained respectfully.      

The Buildings    
Lying to the north and east of the Braham Hall is the range of modern buildings and traditional buildings.  

There is great scope for alternative use on the various farm buildings, subject to obtaining the necessary consents.  A site plan of the farm buildings is included within these particulars and a description of the buildings follows:-

1. Grainstore 
Steel portal frame building with concrete flooring throughout. Box profile sheeting to 3m with black painted asbestos sheeting above under asbestos corrugated roof.  Plastic gutters and downpipe.  Double corrugated sliding doors to the front elevation. Measuring approximately 39’4 x 33’ (12.0m x 10.0 m) 

2. Cartlodge 
Three bay cart lodge type building of basic timber construction.  Corrugated tin roof. Partially clad with tin to rear and side elevations.  Concrete floor block walling to rear elevation to height of 2m.  Each bay is 3.5m wide.  Measuring approximately 34’4 x 26’2 (10.5m x 8m).   Pair of corrugated tin grain silos on concrete base

3. Garage and Workshop 
A pair of single storey brick garage/workshops.  One under a red pantile and the other under a box profile sheeting roof.  The adjoining section of the building is an open fronted portal frame with concrete floor and clad with brick. Extending to approximately 160 sq m (1,720 sq ft).

4. Traditional Barn 
A traditional timber framed barn under a slate roof, clad with timber throughout with attractive internal timber fame.  Double doors to front elevation.  Measuring approximately 91’8 x 19’6 (28m x 6m). 

4a. Machinery Store 
Adjoining the traditional barn is a storage barn constructed from a corrugated panelled roof with profile box sheeting cladding to the walls above blockwork to a height of approximately 2m.  A third of the front elevation is open providing sufficient height for the storage of modern farm equipment.  

5. Former Cattle Building 
Single storey traditional building with timber doors to the front with a red pantile roof and traditional yellow brick walls. Measuring approximately 42’6 x 16’4 (13.0m x 5.0m). 

5a. Stable Block 
A single storey building with red pantile roof, timber clad and stable doors to the front.  Measuring approximately 31’2 x 13’7 (9.5m x 4.2m). 

6. Machinery Store 
Covered machinery store of basic timber construction with dirt floor with adjoining covering over part of the farm driveway linking to building 4. Measuring approximately 37’7 x 32’8 (11.5m x 10.0m). 

7. Timber Store 
Open fronted cart lodge style building of timber frame construction under a corrugated tin roof.  Measuring approximately 59’ x 18’ (18m x 5.5m). 

The Land
The land is ring fenced and is within an Area of Outstanding National Beauty. It surrounds the Hall on all sides and extends in all to approximately 76.34 acres (30.89 ha).  

The fields to the north of the farmhouse and buildings are undulating and sloping down to the east.  

The land comprises a very nice mix of predominantly arable but also with areas of grassland and picturesque woodland adjacent to the small river.  The arable land extends to approximately 61.97 acres (25.07 ha) and is farmed by contract by a neighbouring farmer. The typical cropping rotation includes spring barley and fallow. 

In addition to the arable land there is a block of fen and woodland comprising 6.84 acres teaming with a variety of wildlife and trees leading into the arable land with a pleasant walk into the farmland. 
Sporting, Timber and Minerals

All sporting rights, standing timber and mineral rights (except reserved to stature of the Crown) are included in the sale of the freehold. 

Rights of Way, Wayleaves, Easements and Restricted Covenant 
The property is sold subject to and with the benefit of all rights of way, wayleaves and easements that may affect the land.  There is a public footpath running along the eastern boundary of the land, outside of the property boundary.

Overage
There will be no overage provisions applied to the property by the Vendor. 

Town and Country Planning 
The property is sold subject to any development plans, Tree Preservations Orders, Ancient Monument Orders or Town & Country schedules or other similar matters that may be or come into force.  The whole of the farm is included in the Dedham Vale Area of Outstanding Natural Beauty. 

Outgoings
The land is sold subject to any drainage rates and other outgoings that may be relevant.  

VAT
Should any sale of the property, or any right attached to it, become a chargeable supplier for the purpose of VAT, such VAT shall be payable by the Purchaser in addition to the contract price. 

Fixtures and Fittings 
Unless described in these particulars, all fixtures and fittings are specifically excluded from the sale. 

Structural Survey 
The Vendor has commissioned a full building survey for the benefit of interested parties.   A copy is available via email from the Agents.  Upon completion, the purchaser will reimburse the Vendor for the cost of the survey, being £1,980 including VAT and the surveyor will assign the survey and their duty of care to the buyer.    

Basic Payment Scheme 
The eligible land is registered under the current Basic Payment Scheme (BPS) and the Vendor will make the 2023 claim.

Ahead of any more detailed announcement, DEFRA advised in 2022 that Basic Payment would be delinked from land and farming activities after 2023.  This is understood to mean that occupation of farmland in 2024 and thereafter, will not give rise to any Basic Payment.  The Purchaser will be able to consider the options under DEFRA’s Environmental Land Management and other schemes. 

The Vendor will retain the Basic Payment Scheme income from the 2023 Scheme year and the Purchaser will indemnify the Vendor in respect of all action, cost, claims and demands in connection with any failure on the part of the Purchaser to comply with cross compliance requirements in respect of the 2023 scheme year. 

Environmental Stewardship Scheme 
None of the land is entered an Environmental Scheme. 

Boundaries
The boundaries are based on the Ordnance Survey and are for reference only.   Purchasers should satisfy themselves regarding these as no error, omission or mi-statements will allow the Purchaser to rescind the contract nor entitle either party to compensation thereof.  Should any dispute arise as to boundaries or any points arise on the general remarks and stipulations, particulars, schedules, plan or the interpretation of any of them, such questions shall be referred to the selling Agent whose decision acting as Expert shall be final. 

The land is registered with the Land Registry with the Hall and buildings being unregistered. 

Holdover
The Vendor requires rights of Holdover of the arable land and certain machinery stores until after harvest, i.e. September 2023. 

Information Pack 
Additional information about Braham Hall is available.  Please contact the Vendor’s Agent should you wish to receive further relevant documentation. 

Viewing
Strictly by appointment with the agent.  

Services
Single  mains water supply (metered - meter not currently being used), mains electricity  - three supplies; for the South Wing, North Wing and buildings.  Modern sewage treatment plant.  Heating - Main House - night storage heaters and some radiators served by the Rayburn.  North Wing - oil fired central heating with underfloor heating on the ground floor and radiators on the first floor.  

EPC 
Rating = F (copy available upon request from the agents)

Council Tax 
Band G; £3,335.73 payable per annum 2023/2024

Local Authority
Babergh District Council; Endeavour House, 8 Russell Road, Ipswich, Suffolk 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.

May 2023