Kitchen, sitting room, dining room, rear hall and cloakroom.  Four first floor bedrooms, en-suite shower room and bathroom. Attic rooms. Garden of 0.29 acres with barn, and adjacent grounds laid to grass extending to 5.6 acres.  

Location
High House is situated along an idyllic no-through country road within the village of Clopton.  There is a village hall with playing field and a 13th Century Church.  Shops and services can be found at Woodbridge which is just 6 miles.  The village of Otley is 2 miles and this has a primary school, shop, doctors surgery and pub.  The county town of Ipswich is 8 miles and has national stores as well as train services to London’s Liverpool Street Station.  Suffolk’s Heritage Coast with destinations such as Aldeburgh is approximately 18 miles.      

Description
High House Farm is a period detached dwelling of timber framed construction with rendered elevations under a tiled roof.  It has the advantage of not being listed.   Internally, there are two reception rooms, a kitchen and downstairs cloakroom.  On the first floor are four bedrooms, an en-suite shower room and bathroom.   On the second floor are two attic rooms which have scope to be used for further living accommodation if required.    The property has UPVC windows throughout and an oil fired central heating system.

Externally, there are immediate gardens surrounding the house with a historic barn.  Beyond the gardens is an idyllic area of land with the total grounds extending to approximately 5.95 acres.      

The Accommodation

Ground Floor

A partially glazed front door leads to the

Hallway
Doors to the sitting room and 

Dining Room  16’ x 11’7 (4.88m x 3.53m)
Exposed beams and brick flooring.  West facing UPVC double glazed window.  Radiator.  A door opens to the

Kitchen  14’6 x 9’5 (4.42m x 2.87m)
Fitted with a range of high and low level wall units with space and plumbing for a dishwasher, washing machine and electric oven.  Roll edge work surface with one and a half bowl stainless steel sink with drainer and mixer taps above.  Oil fired boiler.  Radiator.  Tiled flooring.  East and south facing UPVC windows.  A door opens to the

Rear Hallway
Stairs to the first floor landing.  Radiator.  Tiled flooring.  Partially glazed UPVC door to the exterior and further doors to the cloakroom and to the 

Sitting Room  20’8 x 16’ (6.30m x 4.88m)
Exposed beams, studwork and brick flooring.  West facing UPVC window.  Radiators.

Cloakroom
WC and hand wash basin.  Tiled flooring and radiator.  North facing UPVC window with obscured glazing.
The stairs in the ground floor rear hallway leads to the        

First Floor
Landing
Exposed timbers.  Radiator.  Doors to the bedrooms and bathroom.

Bedroom One  15’8 x 11’ (4.78m x 3.35m)
A double bedroom with exposed beams and west facing UPVC window to the front of the property.  Radiator.  Stairs to the attic rooms and door to an 

En-Suite Shower Room
Comprising shower, WC and hand wash basin.   Radiator.  South facing UPVC window. 

Bedroom Two  13’7 x 9’1 (4.14m x 2.77m)
A double bedroom with east facing UPVC windows to the rear of the property.  Radiator.   Built-in cupboard which is home to the modern hot water cylinder and pressurising tank.

Bedroom Three  10’6 x 8’5 (3.20m x 2.57m)
A good sized single bedroom or small double with exposed timbers and north facing UPVC window to the front of the property.  Radiator.

Bedroom Four  10’ x 8’8 (3.05m x 2.64m)
A good sized single bedroom or small double with west facing UPVC window to the front of the property.  Exposed timbers.  Built-in wardrobe with hanging rail.
Bathroom
Comprising bath, WC and hand wash basin.  Radiator.   North facing UPVC window.

A door in bedroom one opens to stairs that rise to the Attic Rooms.   There are two rooms both with windows to the gable ends, that are currently laid with insulation.  One is home to the cold water tank.   It is understood that they have been used as further bedroom accommodation in the past.

Outside
The property is approached off a small lane via a shingle drive that provides off road parking.  The garden which is laid to grass surrounds the house and is enclosed by mature hedging.  To the rear of the house is a basic timber framed barn with predominantly weatherboarded elevations under a corrugated roof.   The main barn is approximately 32’ x 13’ plus an additional lean-to.

Beyond the garden with access from the lane is the land that extends to 5.6 acres.   This most attractive area is enclosed by mature hedging and trees.  A footpath crosses the land as indicated on the plan within these particulars.      

Viewing
Strictly by appointment with the agent.  Please adhere to current Covid guidelines.

Services
Mains water and electricity.  Oil fired central heating system.  Private drainage system  - the septic tank is understood to be in relatively basic order and is unlikely to comply with the 2020 regulations.   A buyer should budget to install a new sewage treatment plant and the cost of this has been taken into account in the guide price.         

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

Council Tax
Band E; £2,419.00 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.

3. This is a probate sale and probate is now granted.

4. The agricultural land is let.  Whilst it is fallow, it is usually cut once a year.  The tenant farmer has indicated that they are content to extinguish their tenancy before the end of the term so that they vacant possession can be given to a buyer upon completion.  

5. Part of the southern boundary is not fenced and the buyer will be responsible for planting a hedge or constructing a fence.

July 2023