Kitchen, sitting room, dining room, cloakroom, utility room and bathroom.  Four first floor bedrooms and Jack and Jill shower room.  Off road parking, garage, gardens and grounds in all extending to 2 acres.    

Location
Hill Farm is situated in a stunning rural position adjacent to just one other dwelling.  It sits next to a small lane and enjoys fabulous undulating countryside views.  The property is situated within the parish of Sweffling and the village itself is just under a mile.  Adjacent to this is the village of Rendham which has a well regarded pub, The White Horse.  Framlingham is just 3.5 miles and offers schools and day to day shops and services as well as having its well known Norman Castle.  The town of Saxmundham is just 4 miles and here there are Tesco and Waitrose supermarkets as well as a railway station with lines to London’s Liverpool Street station via Ipswich.  The heritage coast with destinations such as Aldeburgh is just 11 miles.         
     
Description
Hill Farmhouse is a detached house that benefits from not being Listed.  It is believed to be a mixture of timber and brick construction with heavy rendered elevations under a pan tiled, slate, asbestos and flat felt roof.  The house offers well laid out accommodation but it is anticipated that an incoming buyer may wish to carry out significant works.  On the ground floor, is a kitchen, sitting room, dining room, bathroom and utility room.  The kitchen and sitting room take full advantage of views over the adjacent countryside.  On the first floor are four bedrooms and a Jack and Jill shower room between bedrooms one and two.  Outside, there is off road parking, a garage, basic timber store and formal gardens which lie adjacent to the land which has been farmed.  In all, the grounds extend to 2 acres. 

Structural Survey          
On the basis the dwelling is in relatively basic order, the vendors have commissioned an independent building survey that is available via email to interested parties.  Please contact the agents to be emailed a copy.     

The Accommodation
The House

Ground Floor
The main door, to one side of the house opens to the 

Reception Hallway
South facing internal window.  Door to a coal store and a further storage cupboard.  Radiator.  Further doors to the hallway, lean-to rear hall and 

Cloak Room 
WC and hand wash basin.  Part tiled walls.

Hallway
Stairs to the first floor landing.  Radiator.  Doors lead off to the kitchen, dining room and

Downstairs Bathroom
Comprising bath, WC and hand wash basin.  Built-in cupboard.  South facing window with obscured glazing.  Radiator.  

Kitchen  15’ x 12’3 (4.57m x 3.73m)
North and east facing windows with lovely views over undulating farmland.  Fitted with a range of high and low level units with electric oven and microwave above.  Space and plumbing for a washing machine and fridge.  Roll edge work surface with one and half bowl ceramic sink with mixer taps above.  Four ring halogen hob with extractor fan above.  Radiators.   Shelved storage cupboards.  A door opens to the front hall that has a door to the sitting room and further door to the

Porch
Tiled flooring.  Front door to the exterior.

Sitting Room  15’ x 12’ (4.57m x 3.66m)
A dual aspect room with north and west facing windows.  Brick fireplace with timber surround.  Radiator.  Sliding doors lead to the   

Dining Room  12’ x 10’2 93.66m x 3.10m)
West facing window and south facing French doors opening up to the rear patio and garden.  Radiator.  

From the reception hallway, a door opens to the

Rear Lean-To Hallway
Wall to wall south facing glazing and door to the exterior.  Doors lead off to the garage and 

Utility Room  9’2 x 7’9 (2.79m x 2.36m)
Space and plumbing for a washing machine.  Oil fired boiler.  

First Floor

Landing
Radiator.  Built-in airing cupboard with lagged hot water cylinder and slatted shelving.  Doors lead off to the four bedrooms.
 
Bedroom One  15’2 x 12’ (4.62m x 3.66m)
A double bedroom with west facing window.  Fitted wardrobes, dressing table and bedside tables.  Radiator.  A door opens to a

Jack and Jill Shower Room
Comprising shower, WC and hand wash basin.  A door opens to

Bedroom Two   12’5 x 12’ (3.78m x 3.66m)
A double bedroom with east facing window.  Radiator.  Fitted wardrobe.  A door returns to the landing where further doors lead to 

Bedroom Three  9’ x 6’9 (2.74m x 2.06m)
A single bedroom with east facing window.  Radiator.  

Bedroom Four  13’3 x 10’6 (4.04m x 3.20m)
A double bedroom with east facing window.  Radiator.  Fitted wardrobe and dressing table.  Sloping ceiling.  

Outside
The property is approached off a small lane onto a driveway providing off road parking.  This leads to a garage that has an up and over door to the front and measures 16’7 x 10’6.

The more formal gardens lie to the south and west of the house and are laid to lawn.  The garden is enclosed by hedging and trees.  Beyond the gardens is land that has been cropped with the grounds in total extending to approximately 2 acres.  The agricultural land will be pegged post harvest and the buyer will be responsible for fencing this.

Viewing 
Strictly by appointment with the agent.  

Services  
Mains electricity.  Oil fired central heating.

Mains water - the mains water comes via a private pipe which is the responsibility of Hill Farm.  The neighbouring land owners have a sub meter and charge Hill Farm a standing charge and the cost of water at the prevailing rate.

Private Drainage System  - the septic tank is located in the edge of the field to the north of Hill Farm.  It is in basic order and will no longer be compliant.  Whilst the new owners can continue to use the system for one year after the purchase, within this time, a buyer must, at their own cost, install a new sewage treatment plant within the grounds of Hill Farm.  If clean water drainage rights are required, the seller will grant the appropriate easement. 

EPC
= F (copy available from the agents)

Council Tax
Band E; £2,421.32 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 has been granted. July 2023