Pear Tree Farm House - Hall, cloakroom, kitchen, utility room, boot room, dining room, study, sitting room and conservatory.  Bedroom one with en-suite shower room, two further double bedrooms and bathroom.

The Cottage (Annexe) - Hallway, sitting room/dining room, kitchen, conservatory/greenhouse, shower room, three bedrooms, utility room and indoor swimming pool complex with plant room and dressing room.
Ample off road parking.  Garaging and storage buildings. 

Extensive vegetable garden, orchard, meadows and idyllic pond. 

Grounds in total of 3.4 acres.    

Location
The property is situated in a rural location between Saxmundham, Leiston and Knodishall.  Whilst particularly pleasant, as per the agents note within these particulars, the property is situated next to pylons and within a zone impacted by proposed utility schemes.  Knodishall, which has a pub and a primary school, is just over a mile from the property.  Beyond this and just 3.5 miles from the property is the coast at Thorpeness as well as Aldeburgh just being 5 miles.  The town of Leiston is 3 miles and Saxmundham, with Tesco and Waitrose supermarkets is 2.5 miles.   The county town of Ipswich is 25 miles.           
            
Description
Pear Tree Farm House offers substantial and useful accommodation and is ideal for dual family occupation.  The period farm house itself, that has its own access onto the lane, sits close to the annexe (that is known as The Cottage).  This offers two/three bedrooms and contains a superb indoor swimming pool.  The house and cottage are surrounded by mature grounds.  Both have useful garages/outbuildings and in addition, is an extensive vegetable garden, an orchard, a copse and also meadows, one of which has a delightful pond.  In all, the grounds extend to approximately 3.4 acres.      

The Accommodation

The House

Ground Floor
A main door to the west of the house provides access to the 

Hall  10’ x 10’ (3.05m x 3.05m)
West facing window.  Radiator with cover.  Engineered wood flooring.  Fitted cupboard.  Doors lead off to the kitchen, inner hallway and 

Cloakroom
WC and hand wash basin.  West facing window with obscured glazing.  Radiator.

Kitchen 13’8 x 10’4 (4.17m x 3.15m)
Fitted with high and low level wall units with granite work surface and inset stainless steel sink with mixer taps above.  Integrated oven and space for further oven. North facing windows.  LVT tiled flooring.  Recessed spotlighting.  A door opens to a 

Pantry  11’8 x 4’7 93.56m x 1.40m)
East facing window.  Fitted shelving.

From the kitchen a further door opens to the 

Utility Room  10’3 x 8’2 (3.12m x 2.49m)
High and low level wall units.  Granite work surface with inset stainless steel sink with mixer taps above.   Space and  plumbing for a washing machine and dishwasher.  Tiled flooring.  Recessed spotlighting.   Hatch to dining room.  A door opens to a 

Boot Room
Of UPVC construction under a polycarbonate roof.  Water softener and oil fired boiler.  

From the inner hallway, stairs rise to the first floor landing.  Radiator with cover.  Doors leads to the sitting room, study and 

Dining Room  13’ x 12’ (3.96m x 3.66m)
East facing window overlooking the garden.  Brick flooring.  Fireplace with beam above.  Recessed spotlighting.  Radiator with cover.

Study  17’ x 10’ (5.18m x 3.05m)
A dual aspect room with east facing French doors opening up to the garden and further south facing window with fine views over the garden.   Recessed spotlighting.   Radiator with cover.

Sitting Room  21’3 x 11’ (6.48m x 3.35m)
West facing bay window and further north facing window.  Fireplace with timber surround.  Laminate wood flooring.  Radiator with cover.  Recessed spotlighting.  Double doors opens to the 

Conservatory   14’ x 12’ (4.27m x 3.66m)
Of UPVC construction under a polycarbonate roof.  Wall to wall east, south and west facing windows with views over the garden.   French doors to the exterior.  Electric radiator.  Tiled flooring.      
        
The stairs from the ground floor hallway rise to the

First Floor 
Landing
Recessed spotlighting.  Hatch to roof space.  East facing window.  Radiator.  Doors lead off to the bedrooms and bathroom.

Bedroom One  13’8 x 10’6 (4.17m x 3.20m)
A dual aspect double bedroom with west and north facing windows.  Fitted wardrobes.  Recessed spotlighting.  A door opens to an 

En-Suite Shower Room  
Comprising shower, WC and hand wash basin.  Radiator.  East facing window with obscured glazing.  Recessed spotlighting.  

Family Bathroom
Comprising bath with shower attachment and folding glazed screen, WC and wash basin.  Radiator.  East  facing window.   Recessed spotlighting. 

Bedroom Two  12’3 x 12’ (3.73m x 3.66m)
A double bedroom with east facing window with views over the land.  Recessed spotlighting.  Cast iron fireplace.  Radiator.  Walk-in alcove with hanging rail and airing cupboard with hot water cylinder and slatted shelving.

Bedroom Three  14’ x 10’ (4.27m x 3.05m)
A triple aspect double bedroom with east, south and west facing windows with pleasant views.  Radiator.  Recessed spotlighting. Hand wash basin.  Fitted wardrobes.

The Cottage

A main door provides access to the

Hall
Radiator with cover.  Recessed spotlighting.  Engineered timber flooring.  Fitted cupboard.  An open doorway leads to the hallway and doors lead off to the

Sitting/Dining Room  20’ x 18’ (6.10m x 5.49m)
A triple aspect L-shaped room with east facing windows and south facing doors to the garden and door to the conservatory.  Engineered timber flooring.  Radiators with covers.  Recessed spotlighting.  Built-in shelved cupboard.   An open doorway leads to the

Kitchen  8’ x 8’ (2.44m x 2.44m)
High and low level wall units.   Space for an electric oven with extractor fan above.  Space and plumbing for a washing machine and slimline dishwasher.  Space for fridge.  West facing Velux window.  Roll edge work surface and stainless steel sink with drainer and mixer taps above. 

From the sitting room/dining room a door opens to the 

Conservatory  20’ x 9’ (6.10m x 2.74m)
This is currently sub-divided into two sections, one sued as a conservatory and the other a greenhouse/potting shed.  The building is of UPVC construction on a brick plinth under a polycarbonate roof.  It has a tiled floor and south, west and north facing windows as well as a door to the exterior.

Hallway
Further doors lead to a

Shower Room
Large shower unit, WC and hand wash basin.  East facing window with obscured glazing.  Radiator.  

Bedroom One  13’ x 11’8 (3.96m x 3.56m)
West facing window.  Radiator with cover.  Built-in wardrobes.

Bedroom Two  12’8 x 9’ (3.86m x 2.74m)
West facing window and west facing Velux window.  Recessed spotlighting.  Radiator with cover.  Fitted shelving.   From the hallway, a door opens to the

Utility Room
High and low level wall units.  Oil fired boiler serving the central heating system for the cottage.  Water softener.  East facing door to the exterior.   Recessed spotlighting.  A door opens to 

Bedroom Three  18’ x 9’ (5.49m x 2.74m)
A useful third bedroom or gym etc with east facing window.  Recessed spotlighting.  Engineered timber flooring.

From the utility room a further door opens to a lobby that has a hatch to roof space and doors off to the swimming pool complex, the plant room and a 

Dressing Room
Fitted bench.  North facing window.  Shower unit.  A door opens to a 

Cloakroom
With WC and hand wash basin.

Plant Room
Boiler serving the heating system for the swimming pool.  Filtration unit.  Control panel for the PV panels.  South facing window with obscured glazing.  

Swimming Pool Complex  44’ x 20’10 (13.41m x 6.35m)
An impressive room with vaulted ceiling and west facing apex window.  South facing French doors opening out to a tropical garden.  The swimming pool itself measures approximately 9m x 4.2m and there are  two wall mounted dehumidifiers.     
 
Outside
The property is approached from the small lane via a drive that can serve both Pear Tree Farmhouse and The Cottage.  Off this is the integral garage for The Cottage measuring 18’ x 9’6.  Between the house and the cottage is a landscaped garden with box hedging and circular paths that are interspersed by beds that include Lavender, Rosemary and Mint.  At the centre of the path is a Well with pump that provides irrigation for the garden.  Both the house and the cottage have their own private gardens.   Adjacent to the house is lawn bordered by shrubs and mature hedging.  Beyond this is a driveway from the lane exclusively for the house that also provides access to the meadow.  Here are garages/outbuildings of timber construction.  The first of these is a timber framed garage with two up and over garage doors to the front.  It measures approximately 17’ x 23’.  The second timber store measures 9’ x 12’.    Adjacent to this is the vegetable/fruit garden.  This extensive area is fully enclosed by hedging and as well as having vegetable beds and fruit beds, there are a number of ornamental shrubs, flowers and also trees.  In addition, is a sandstone patio with a feature pond.  There are also some useful  buildings.  From the vegetable garden there is access to an orchard and onto a meadow where there are mature oak trees and silver birch.  This area is fully fenced and ideal for livestock.  Adjacent is the main meadow, laid to grass and containing an idyllic pond with Water Lilies.  From the meadow is access to a copse that has a path meandering through it and back to the garden/land associated with The Cottage.  From the copse there is a further access point onto the lane.  

The Cottage garden, again with separate road access contains a large store/garage measuring approximately 29’ x 16’6. It has a personnel door to one side, double doors to the front and to the rear a room with sinks and water connected as well as electricity.  Adjacent to the building is an open fronted store.  The more formal gardens associated with the cottage include a tropical garden situated adjacent to the swimming pool and also a large patio area with raised beds.   

In all, the grounds extend to approximately 3.4 acres.                   

Viewing
Strictly by appointment with the agent.  

Services
Pear Tree Farm House - Mains metered water supply.  Mains electricity.  Modern sewage treatment plant.  Oil fired central heating system.
The Cottage- Mains metered water supply.  Mains electricity.  Modern sewage treatment plant.  Oil fired central heating system with two boilers, one serving The Cottage and one serving the swimming pool.  Photovoltaic cells providing an income.

EPC
Rating = E (copy available form the agents upon request)

Council Tax  
Pear Tree Farm House - Band F; £2,892.20 payable per annum 2023/2024,  The Cottage - Band A: £1,334.86 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. In 2002, shortly after Pear Tree Farm House was extended, there was some movement in the dwelling.  The insurance company were involved and surveys were undertaken.  It was concluded that the movement occurred due to trees being in close proximity of the dwelling.   During the following years, the trees  were removed and the house monitored.  In 2005, remedial work took place.  Since that time, the house has been insured, including for subsidence.  The vendor is not aware of a Certificate of Structural Adequacy being in place.  Should interested parties require a mortgage, they should check that their mortgage company are content to lend.

4. Whilst Pear Tree Farm House is located in a pleasant rural location, it is adjacent to pylons.  In addition, the EA One and EA Two proposed sub-stations are located just a few hundred metres from the property.   In addition, it is in an area that may be impacted by further utility schemes such as Sea Link and Lion Link.  The agents have a plan that indicatively show the current proposed impacted areas of the schemes.  We advise all parties who are interested in the property to carry out due diligence on the proposed schemes before offering.  Should a party offer, it would be assumed that interested parties are content with the proposed scheme. 

5. According to the 1998 planning permission, The Cottage (Annexe) can be used as ancillary to the existing house.           
 
June 2023