Entrance hall, utility room, reception hall/boot room, kitchen/dining room with walk-in pantry, sitting room, family room and downstairs cloakroom.  Three first floor bedrooms and family bathroom.  Second floor principal bedroom and en-suite WC.  Detached tandem garage with workshop.  Off-road parking for four vehicles.  Enclosed garden to rear with numerous outbuildings.  

Location

The villages of Farnham and Stratford St Andrew adjoin one another, straddling the A12 and benefitting from a Shell petrol station with a shop, and an active community centre which hosts many classes and activities.  There is also a children's play area within the village playing field, and nearby is the popular Friday Street farm shop, butchery, deli and café.  Being close to the A12, the property is well placed to gain access to most of the region's prominent centres, which include the coastal towns of Aldeburgh, Thorpeness, Walberswick and Southwold.  The village of Snape, the home of the Aldeburgh Festival and Snape Maltings, is within about 2.5 miles, and the market town of Saxmundham lies about 3 miles to the north-east, which has a good range of shops including Waitrose and Tesco supermarkets, as well as a railway station with trains to Ipswich and onto London's Liverpool Street station.  The historic town of Framlingham lies about 7 miles to the north-west with excellent schooling in both the state and private sector.  Woodbridge lies about 10 miles to the south-west and the county town of Ipswich lies about 19 miles, also to the south-west. 

Directions

Heading north on the A12, proceed through the village of Stratford St Andrew, passing the garage on the left hand side, and into Farnham.  Pass Farnham Leisure on the right hand side and proceed round the left hand bend.  Take the second turning on the right and then turn immediately left into the industrial estate, where The Old Forge House is the first property on the left hand side.  For those using the What3Words app: ///fork.deodorant.taped

Description

The Old Forge Cottage is a four-bedroom detached property with rendered and colour washed elevations under a pitched tiled roof.  The property has undergone a schedule of modernisation and refurbishment during the current vendor’s tenure and offers well laid out accommodation over three floors.  Outside, the property has off-road parking behind secure gates, with a large garage and workshop.  To the rear is an enclosed garden with a range of timber outbuildings that are used for storage.  The cottage benefits from an air source heat pump and UPVC double-glazing throughout.  

The Accommodation

The House

Ground Floor

The front door opens to the 

Entrance Porch

Window to front, vaulted ceiling, slate tiled flooring and recessed ceiling lights.  A door opens into the 

Utility Room

Vaulted ceiling with skylight and high-level window to front.  Internal window.  Space and plumbing for washing machine.  Granite worktop and slate tiled flooring.  

A glazed internal door from the entrance porch opens to the  

Reception Hall/Boot Room 9’3 x 7’8 (2.82m x 2.34m)

Fixed bench seating, coat hooks and shelf above.  Slate tiled flooring throughout.  Wall-mounted radiator.  An opening leads to the 

Kitchen/Dining Room 19’7 x 11’3 (5.97m x 3.43m)

Windows to rear and glazed door to garden.  Two Velux windows and partially vaulted ceiling.  Recessed lighting and vertical radiator.  A range of base units with granite worktop incorporating a butler sink with mixer tap over.  Space and plumbing for dishwasher.  Space for dual-fuel range cooker.  Airing cupboard with pressurised water cylinder and further built-in cupboards.  Door to  

Pantry 

With shelving and recessed lighting.  Space for appliances.  Lockable cupboard.  

A door from the dining area opens to the 

Cloakroom  

Pedestal hand wash basin with mixer tap over and tiled splashback, hidden-cistern WC, slate flooring, recessed lighting and built-in understairs cupboard.  

A door from the kitchen/dining room opens to the 

Sitting Room 22’6 x 11’2 (6.86m x 3.40m)

Windows to front and side.  French doors to garden.  Redbrick chimney with wood burning stove on a brick hearth and cupboards to side.  Wooden flooring and recessed lighting.  French doors open to the 

Family Room 18’4 x 12’9 (5.59m x 3.89m)

Of UPVC construction with a flat roof, providing a link from the house to the neighbouring property.  Windows to side and rear.  Full-length windows to front with French doors opening into a private courtyard.  Ceramic tiled flooring and recessed lighting.

A door from the kitchen opens to the stairs that rise to the 

First Floor 

Landing

Engineered oak flooring, recessed LED lighting and built-in double cupboard.  Doors lead off to three bedrooms and the family bathroom.

Bedroom Two 11’7 x 10’8 (3.53m x 3.25m) 

Window to side, wall-mounted radiator and engineered oak flooring.      

Bedroom Three 11’5 x 10’5 (3.48m x 3.17m)

Window to side, wall-mounted radiator and engineered oak flooring.

Bedroom Four 8’2 x 7’9 (2.49m x 2.36m) 

Window to front, wall-mounted radiator and engineered oak flooring.   

Family Bathroom

Sloping ceiling, window to rear and skylight to side.  Fully tiled and comprising double width bath with mixer tap over and tiled surround, wall-hung basin with drawer under and mixer tap over, hidden-cistern WC, built-in shower cubicle with mains-fed shower over, wall-mounted radiator, heated chrome towel radiator, glass shelving and built-in in storage cupboard.    

From the landing, a further door opens to a storage area where stairs rise to the 

Second Floor 

Principal Bedroom 22’5 x 12’0 (6.83m x 3.66m)

Windows to rear and Velux windows.  Dressing area in the with hanging rails in the eaves.  Further eaves storage and wall-mounted radiators.  

En-Suite WC

Hidden-cistern WC and wall-hung basin in tiled surround with mixer tap over.    

Outside

The property is approached via a shared driveway that leads to Farnham Industrial Estate.  The Old Forge House has a right over this to access the private driveway that belongs to the property, which sits behind double opening gates and a pedestrian gate.  These lead to a block-paved parking area for approximately four vehicles in front of a timber-framed garage and workshop 31’0 x 18’0 (max).  This is tandem in length with a workshop area containing shelving and racking.  There are double opening doors and a window to the front, with power and light connected.  The front driveway is enclosed by a redbrick wall and high-level panelled fencing.  Steps lead to the front door.  

A gate to the side of the property leads to a private block paved courtyard, which acts as an area for hanging laundry and has French doors leading from the family room.  This is enclosed by high fencing, with gated access to the front.  There is a timber wood store.  

The garden to the rear of the property is accessed via the kitchen, sitting room or family room.  A paved terrace abuts the property, and to the side of this is the main garden, which is mainly laid to lawn and enclosed by a redbrick wall, panelled fencing and a container.  There are established shrub borders.  There is a Panasonic air source heat pump and LPG supply for the range cooker.    

Steps from the terrace rise to a further terraced area which is paved and has a range of timber outbuildings that are used for storage.  

Viewing

Strictly by appointment with the agent.  

Services  

Mains water and electricity.  Solar panels generating an income of approximately £1,500 to £2,000 per annum.  Private drainage system shared with the neighbouring property.  (Please note that whilst it is believed that the septic tank has worked in a satisfactory manner for many decades, it is unlikely to comply with the 2020 regulations and a buyer should budget to install a new sewage treatment plant. This has been taken into account in the guide price.)

EPC Rating  

C (full report available from the agent upon request).  

Council Tax  

Band C; £1,753.11 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.  The photographs included within these particulars were taken prior to the current tenant’s occupation.

July 2023