Hallway, sitting room, garden room, kitchen/breakfast room, utility room and downstairs shower room.  Three first floor bedrooms and bathroom. Off road parking with EV charger.  Mature gardens extending  to almost 0.25 acres.    

Location
Larkspur Cottage is situated within the Parish of Brundish.  The village benefits from a community centre and the village church, St Lawrence. The neighbouring village of Wilby has a well respected primary school. The village of Laxfield is within 4 miles and this has a Co-operative store, two public houses, including The Kings Head (known as The Low House), and a primary school. The sought after medieval market town of Framlingham is only 5 miles away, which is best known for its Norman castle. Framlingham is home to a good selection of independent shops and businesses including cafés, restaurants, hairdressers, antique shops, a travel agency and delicatessen. It is also home to the Crown Hotel, Barclays Bank and a Co-operative supermarket. Off the Market Hill are a number of other businesses providing day-to-day services including pubs, vets, a medical centre and schools. There is also Framlingham College, which is served by its prep school, Brandeston Hall, some 5 miles away. The town of Diss is 16 miles and offers Tesco, Morrisons and Aldi supermarkets, as well as a range of smaller shops and services, and a railway station offering direct services to London's Liverpool Street station. The county town of Ipswich is approximately 20 miles and the Heritage Coast, with all it has to offer, is just 17 miles away. 
             
Description
Larkspur Cottage is a detached timber framed house believed to date from 1750.  It has the advantage of not being listed and whilst it offers period charm such a some exposed timbers and wood burning stoves, it also has a contemporary feel with stylish fittings.  It benefits from timber framed double glazed windows throughout and an oil fired central heating system.  Of particular note is the large sitting room off which is a garden room that is an ideal dining room.  Also on the ground floor is a good sized kitchen/breakfast room with bespoke units and a shower room.  On the first floor are three bedrooms and a bathroom.  

The cottage stands in a delightful rural and stand-alone position and has outstanding field views.  The grounds extend to nearly 0.25 acres.      

The Accommodation
The Cottage

Ground Floor
A front door opens to the 

Hallway 
Pamment tiled flooring.  Stairs to the first floor landing   Exposed studwork.  Doors lead off to the cloakroom, kitchen and 

Sitting Room  28’10 x 11’10 (8.79m x 3.61m)
A fabulous and spacious triple aspect room with south-west, north-west and north-east facing windows.  Fireplace housing a wood burning stove, flanked on either side by alcoves with shelving and a cupboard.  Radiators.  Large opening and open studwork leads to the 

Garden Room  12’5 x 9’9 (3.78m x 2.97m)
Taking full advantage of the views over the adjacent fields to the south-east, south-west and north-west.  Door to the exterior.  Part glazed roof.  Pamment tiled flooring.  Radiators.

Shower Room
Comprising shower, WC and hand wash basin.  Pamment tiled flooring.  Feature radiator.   South facing window with obscured glazing.  Recessed spotlighting.  

Kitchen/Breakfast Room  12’11 x 12’8 (3.94m x 3.86m)
Fitted with a bespoke range of high and low level wall units with timber work surfaces and butler sink with mixer taps above.  Space and plumbing for a dishwasher, fridge and electric oven.   Extractor fan.  Fitted shelving.  Brick fireplace with woodburning stove.   Pamment tiled flooring.  Radiator.   North-east and south-east facing windows.  Built-in larder with fitted shelving.  An open doorway leads to the

Utility Room  11’5 x 6’ (3.5m x 1.82m)
South-east facing window and partially glazed south-west facing stable style door to the rear patio.  Low level wall units.  Space and plumbing for a washing machine and fridge.  Work surface with butler sink and taps above.  Oil fired boiler.  Radiator.
The stairs in the ground floor hallway rise to the 

First Floor 
Landing
Exposed timbers.  North-east facing windows with fine views.  Fitted airing cupboard with lagged hot water cylinder and slatted shelving.   Hatch to roof space.  Fitted book shelves.  Doors lead to the bedrooms and bathroom.

Bedroom One  12’8 x 11’ (3.86m x 3.35m)
A dual aspect double bedroom with north-east and south-east facing windows.  Exposed beams and floorboards.  

Bathroom  
Comprising roll top bath, WC and hand wash basin.  Exposed timbers and floorboards.  Towel radiator.   South-west facing windows with field views.  

Bedroom Two  10’11 x 9’ (3.33m x 2.74m)
South-west facing window.  Fitted bed and cupboards.

Bedroom Three  11’9 x 11’8 (3.58m x 3.56m)
A twin aspect double bedrooms with south-west and north-east facing windows with field views.  Built-in cupboards.  Radiator.  

Outside
Vehicular access from the road is through a gate that leads to a shingle parking area for a number of vehicles.  Here there is an electric vehicle charging point and an area of lawn.  A shingle path bordered by trees, shrubs and vegetable beds leads to a more formal oval shaped garden which is laid to lawn and enclosed by beds and hedges.  A brick paved path leads to the cottage itself where there are delightful brick patio areas that enjoy the sun to the north-west, south-west and south-east.  These areas take full advantage of views over the adjacent fields.  Beyond are wood stores and a garden shed.  In all, the grounds extend to nearly 0.25 acres.         

Viewing
Strictly by appointment with the agent.  

Services
Mains water and electricity.  Oil fired central heating system.  Private drainage system (whilst the septic tank is understood to work in a satisfactory manner, it is unlikely to comply with the 2020 regulations.  A buyer should therefore budget to install a new sewage treatment plant and the cost of this has been taken into account within the guide price.)   

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

Council Tax
Band E; £2,424.95 payable per annum 2023/2024

Local Authority
Mid Suffolk District Council, Endeavour House, 8 Russell Rd, Ipswich IP1 2BX; 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.

3.   Much of the contents is available to purchase by negotiation. June 2023