Sitting room, kitchen/dining room, study/playroom, boot/utility room, wet room and rear porch.  Master bedroom with en-suite shower room, guest bedroom with en-suite shower room, two further double bedrooms and family bathroom.  Generous driveway and large south facing rear garden.  In all, nearly one third of an acre.  NO FORWARD CHAIN.

Location
Ivy Cottage is located close to the centre of the charming rural village of Cratfield.  Within 3 miles is the village of Laxfield, where there are two public houses, a Co-op store, hardware store and a primary school.  Halesworth is approximately 7 miles away and provides many independent shops, public houses, restaurants, doctors, vets and a supermarket.  It has a thriving centre of arts for the community called The New Cut, which is used as a theatre and cinema, as well as for exhibitions and workshops.  Halesworth offers railway links to London’s Liverpool Street.  Diss is 16 miles away from the property and offers direct railway links to Norwich and London, as well as having Tesco, Morrison and Aldi supermarkets.  The historic town of Framlingham, which has excellent state and public schools, is 10 miles. The unspoilt heritage coastline of Suffolk, with the lovely beaches of Southwold and Walberswick, is a 20 minute drive away.    

Directions
Travelling north from Dennington on the B1116, continue for a couple of miles and take the first turning right to Laxfield. Continue into the village, turning right at the first T-junction, passing the Co-op on your left. On the right hand bend next to The Royal Oak public house, turn left. Continue to the top of the hill, passing the new development on your right.  Take the second road on the left (straight ahead), signposted to Cratfield. Keep following the signs to Cratfield, and proceed into the village with the church on the right hand side, to the T junction.  Turn right onto the village street and Ivy Cottage will be found after a short distance on the right hand side.

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Description
Ivy Cottage is a well presented and energy efficient four double bedroom modern cottage, that was built by the vendors approximately 10 years ago.  Ivy Cottage was designed and built to reflect the local vernacular and includes soft red facing brickwork combined with rendered and pargetted colourwashed elevations, wooden casement windows and a pitched pantile roof.  

Inside Ivy Cottage offers spacious accommodation throughout with a well fitted kitchen/dining room and sitting room of similar proportions, and both benefitting from open brick fireplaces.  There is also an extremely useful boot/utility room with wet room off and a study/playroom.  On the first floor there is a master bedroom with en-suite shower room, guest bedroom with en-suite shower room, two further double bedrooms and a bathroom. 

Outside there is a generous shingle driveway that is sufficiently large enough for the parking of three to four vehicles and also benefits from footings to construct a cartlodge.  To the rear is a large south-facing garden,  that enjoys the sun throughout the day, together with patio areas that can be accessed from the sitting room and boot/utility room. 

The vendors designed Ivy Cottage with energy efficiency measures in mind; there is an air source heat pump that serves the hot water and central heating systems (underfloor heating downstairs and radiators upstairs)  together with a 14 panel photovoltaic array that generates 3.85 kwp, which supplements the electricity consumption and creates an annual payment in the region of £600 from the feed in tariff. 

The Accommodation
The Cottage

Ground Floor
An oak front door with centre light, set within a covered porch opens into the

Kitchen/Dining Room  21’4 x 16’4 (6.49m x 4.97m)
A spacious twin aspect room with large casement windows on the front and rear elevation providing plenty of light and good views to the rear of the garden and gently undulating agricultural land beyond.  The kitchen is well fitted with a range of cupboard and drawer units with granite effect worksurface over incorporating a steel sink with mixer tap and drainer.  Four ring induction hob with light and extractor hood over together with high level double oven and grill.  Integral dishwasher and recess for upright fridge freezer.    Exposed brick fireplace with bressummer beam and raised tiled hearth. Door to walk-in Pantry Cupboard.  Pamment tiled flooring, recessed spotlighting, TV point, telephone point and door to 

Boot/Utility Room  14’10 x 11’11 (4.51m x 3.64m)
With part glazed door to the Rear Porch, providing access to the patio, driveway and garden.  Windows on the front, side and rear elevation providing plenty of light.  Further range of cupboard and drawer units with wooden worksurface over incorporating a butler sink with mixer tap.  Recess and plumbing for washing machine and tumble dryer.  Pamment tile flooring throughout to match the Kitchen/Dining Room.  Spotlighting, door to Plant Cupboard, housing the 1000 litre pressurised hot water cylinder, and door to 

Wet Room
Fully tiled with mixer shower with floor drain, WC and pedestal wash basin.  Extractor fan.

Returning to the Kitchen/Dining Room a wide opening beside the chimney breast leads through to the

Sitting Room  16’4 x 15’11 (4.97m x 4.86m)
Another spacious and light reception area with fully glazed French doors providing access to the rear garden.  Casement window on the front elevation providing additional light and additional ‘second’ front door.    Much like the Kitchen/Dining Room the focal point is the exposed brick fireplace with bressummer beam containing the woodburning stove set on a raised brick hearth.  TV and telephone points.  Wall light points and door to

Study/Playroom  14’10 x 12’ (4.51m x 3.65m)
A useful additional room to the cottage which is currently used as a playroom.  Windows on the front and rear elevation providing a good amount of light.  Stairs rising to the First Floor with useful understairs storage cupboard.  

Stairs from the Study/Playroom rise to the

First Floor

Landing  37’3 x 3’3 (11.35m x 0.98m)
Running almost the entire length of Ivy Cottage and with matching casement windows overlooking the village street and providing plenty of light.  Accesses to attic space, radiators, door to Airing Cupboard, storage recess and doors off to

Master Bedroom 14’3 x 12’8 (4.35m x 3.87m)
A generous double bedroom that enjoys wonderful views to the rear.  Built-in wardrobe cupboard, radiator and door to 

En-suite Shower Room 
Fully tiled with suite comprising shower enclosure, WC and mounted wash basin with storage cupboard under.  Strip light with shaver socket, radiator, extractor fan and window.  

Bedroom Two  13’7 x 12’8 (4.15m x 3.87m)
Another generous double bedroom with casement window overlooking the garden at the rear.  Built-in wardrobe cupboard, radiator and door to 

En-suite Shower Room
With tiled shower enclosure, WC and pedestal wash basin.  Radiator and tiled floor.

Bedroom Three 12’ x 11’5 (3.67m x 3.48m)
A double bedroom with casement window on the rear elevation overlooking the garden and countryside beyond.  Useful storage cupboard and radiator. 

Bedroom Four  12’ x 8’11 (3.66m x 2.71m)
A twin aspect double bedroom with casement windows on the gable and rear elevation providing plenty of light and views of the village street, driveway and gardens.  Radiator and TV point. 

Bathroom
With suite comprising panelled bath with mixer tap and shower attachment in tiled surround, WC and pedestal wash basin.   Radiator, strip light with shaver socket, extractor fan and tiled floor.  

Outside
Ivy Cottage is set along the village street and approached via a gate that opens onto a paved and concrete pathway that leads to the covered porch and front door.  

Vehicular access will be found at the eastern end of the property with a pair of side hung five bar gates opening onto a generous gravelled parking and turning area.  The driveway is fully enclosed within post and rail fencing, but there are two five bar gates that provide vehicular access onto the rear garden if required.  

A palisade gate opens onto the patio, and from here access can be gained to the rear porch and gardens beyond.  
  
The Indian sandstone paving continues along the full length of the rear of the property, and can be accessed from the French doors serving the Sitting Room.   

The rear garden is a delightful area, and facing due south enjoys the sun throughout the day.  Laid to grass for ease of maintenance, this area backs onto grazing land with delightful views of the gently undulating countryside beyond.  The rear garden also includes a useful metal clad storage shed, a traditional timber garden shed and a polytunnel.  To the far end of Ivy Cottage there is also an enclosed area that could be utilised as a dog run or similar.

In all, the gardens and grounds extend to nearly one third of an acre.

Viewing Strictly by appointment with the agent.  

Services  Mains water, electricity and drainage.  Nibe air source heat pump serving the central heating and hot water systems.  14 panel 3.85 kwp photovoltaic installation on the rear elevation that generates approximately £600 of income per annum and supplements the electricity consumption. 

EPC  Rating = B

Council Tax  Band E; £2,404.28 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.

3.    Prospective purchasers should note that the property comprises two separate Titles.

June 2023